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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JALAN KAYU ESTATE | 28 | OCR | 4* | - | 1,553 | $4,100,000 | $2,640 | $2,779 | Dec 2025 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 5* | - | 4,560 | $4,450,000 | $976 | $1,027 | May 2025 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 5* | 01-05 | 1,680 | $2,850,000 | $1,696 | $1,785 | Apr 2025 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 5* | 01-05 | 1,851 | $4,188,888 | $2,263 | $2,382 | Feb 2025 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 5* | - | 1,707 | $4,700,000 | $2,753 | $2,898 | Jul 2024 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 5* | - | 4,187 | $5,360,000 | $1,280 | $1,347 | Jul 2024 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 5* | - | 2,243 | $3,000,000 | $1,337 | $1,407 | Sep 2023 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 4* | - | 1,459 | $3,000,000 | $2,057 | $2,165 | Aug 2023 | Resale |
| JALAN KAYU ESTATE | 28 | OCR | 4* | - | 1,344 | $2,360,000 | $1,755 | $1,847 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.