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).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| J GATEWAY | 22 | OCR | 4 | 26-30 | 1,163 | $2,350,000 | $2,022 | $2,291 | Apr 2026 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 689 | $1,480,000 | $2,148 | $2,434 | Mar 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 01-05 | 624 | $1,250,000 | $2,002 | $2,268 | Feb 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 26-30 | 474 | $1,050,000 | $2,217 | $2,512 | Feb 2026 | Resale |
| J GATEWAY | 22 | OCR | 1 | 11-15 | 474 | $992,000 | $2,095 | $2,374 | Jan 2026 | Resale |
| J GATEWAY | 22 | OCR | 2 | 01-05 | 743 | $1,508,000 | $2,030 | $2,300 | Dec 2025 | Resale |
| J GATEWAY | 22 | OCR | 3 | 36-40 | 893 | $1,950,000 | $2,183 | $2,474 | Dec 2025 | Resale |
| J GATEWAY | 22 | OCR | 3 | 11-15 | 893 | $1,910,000 | $2,138 | $2,423 | Nov 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 689 | $1,510,000 | $2,192 | $2,484 | Nov 2025 | Resale |
| J GATEWAY | 22 | OCR | 3 | 31-35 | 893 | $1,980,000 | $2,216 | $2,511 | Nov 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 11-15 | 689 | $1,500,000 | $2,177 | $2,467 | Oct 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 21-25 | 678 | $1,500,000 | $2,212 | $2,506 | Oct 2025 | Resale |
| J GATEWAY | 22 | OCR | 1 | 21-25 | 474 | $1,025,000 | $2,164 | $2,452 | Sep 2025 | Resale |
| J GATEWAY | 22 | OCR | 3 | 21-25 | 947 | $1,900,000 | $2,006 | $2,273 | Sep 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 01-05 | 689 | $1,430,000 | $2,076 | $2,352 | Sep 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 678 | $1,488,000 | $2,194 | $2,486 | Sep 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 16-20 | 603 | $1,390,000 | $2,306 | $2,613 | Aug 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 01-05 | 743 | $1,428,000 | $1,923 | $2,179 | Aug 2025 | Resale |
| J GATEWAY | 22 | OCR | 2 | 06-10 | 678 | $1,492,000 | $2,200 | $2,493 | Aug 2025 | Resale |
| J GATEWAY | 22 | OCR | 4 | 26-30 | 1,163 | $2,250,000 | $1,935 | $2,193 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.