About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Could not load schools, MRT, and supply data right now.
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| J GATEWAY | 22 | OCR | 4 | 36-40 | 1,238 | $2,650,500 | $2,141 | — | May 2026 | Resale |
| J GATEWAY | 22 | OCR | 2 | 01-05 | 958 | $1,590,000 | $1,660 | — | May 2026 | Resale |
| J GATEWAY | 22 | OCR | 2 | 11-15 | 678 | $1,520,000 | $2,241 | — | Apr 2026 | Resale |
| J GATEWAY | 22 | OCR | 4 | 26-30 | 1,163 | $2,350,000 | $2,022 | — | Apr 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 16-20 | 474 | $1,008,888 | $2,130 | — | Apr 2026 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 689 | $1,480,000 | $2,148 | — | Mar 2026 | Resale |
| J GATEWAY | 22 | OCR | 3 | 26-30 | 969 | $2,200,000 | $2,271 | — | Mar 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 01-05 | 624 | $1,250,000 | $2,002 | — | Feb 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 26-30 | 474 | $1,050,000 | $2,217 | — | Feb 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 11-15 | 474 | $992,000 | $2,095 | — | Jan 2026 | Resale |
| J GATEWAY | 22 | OCR | 3 | 36-40 | 893 | $1,950,000 | $2,183 | — | Dec 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 01-05 | 743 | $1,508,000 | $2,030 | — | Dec 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 689 | $1,510,000 | $2,192 | — | Nov 2025 | Resale |
| J GATEWAY | 22 | OCR | 3 | 11-15 | 893 | $1,910,000 | $2,138 | — | Nov 2025 | Resale |
| J GATEWAY | 22 | OCR | 3 | 31-35 | 893 | $1,980,000 | $2,216 | — | Nov 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 11-15 | 689 | $1,500,000 | $2,177 | — | Oct 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 21-25 | 678 | $1,500,000 | $2,212 | — | Oct 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 678 | $1,488,000 | $2,194 | — | Sep 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 01-05 | 689 | $1,430,000 | $2,076 | — | Sep 2025 | Resale |
| J GATEWAY | 22 | OCR | 1 | 21-25 | 474 | $1,025,000 | $2,164 | — | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.