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'DEN | 22 | OCR | 4* | 26-30 | 1,485 | $3,663,999 | $2,467 | $2,597 | Feb 2026 | New Sale |
| J'DEN | 22 | OCR | 4* | 21-25 | 1,485 | $3,658,000 | $2,463 | $2,574 | Nov 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 01-05 | 1,485 | $3,371,000 | $2,269 | $2,371 | Sep 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 06-10 | 1,485 | $3,395,000 | $2,286 | $2,389 | Sep 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 06-10 | 1,485 | $3,423,000 | $2,304 | $2,408 | Sep 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 21-25 | 1,485 | $3,630,000 | $2,444 | $2,554 | Aug 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 11-15 | 1,485 | $3,465,000 | $2,333 | $2,438 | Aug 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 11-15 | 1,485 | $3,451,000 | $2,323 | $2,427 | Aug 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 06-10 | 1,485 | $3,437,000 | $2,314 | $2,418 | Jul 2025 | New Sale |
| J'DEN | 22 | OCR | 3* | 36-40 | 1,184 | $3,038,000 | $2,566 | $2,681 | Jul 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 16-20 | 1,485 | $3,535,000 | $2,380 | $2,487 | Jun 2025 | New Sale |
| J'DEN | 22 | OCR | 3* | 31-35 | 1,184 | $3,000,000 | $2,534 | $2,648 | Jun 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 11-15 | 1,485 | $3,475,000 | $2,339 | $2,444 | Feb 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 21-25 | 1,485 | $3,626,000 | $2,441 | $2,551 | Jan 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 21-25 | 1,259 | $3,158,000 | $2,508 | $2,621 | Jan 2025 | New Sale |
| J'DEN | 22 | OCR | 4* | 21-25 | 1,485 | $3,598,000 | $2,422 | $2,531 | Nov 2024 | New Sale |
| J'DEN | 22 | OCR | 2* | 31-35 | 624 | $1,689,000 | $2,705 | $2,827 | Aug 2024 | New Sale |
| J'DEN | 22 | OCR | 3* | 36-40 | 1,184 | $3,055,000 | $2,580 | $2,696 | Jul 2024 | New Sale |
| J'DEN | 22 | OCR | 2* | 36-40 | 818 | $2,317,000 | $2,832 | $2,959 | Jul 2024 | New Sale |
| J'DEN | 22 | OCR | 3* | 31-35 | 1,184 | $2,965,000 | $2,504 | $2,617 | Jul 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.