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 |
|---|---|---|---|---|---|---|---|---|---|---|
| K SUITES | 15 | OCR | 3 | 01-05 | 1,087 | $2,717,500 | $2,500 | $2,500 | Dec 2025 | New Sale |
| K SUITES | 15 | OCR | 4 | 01-05 | 1,076 | $2,500,000 | $2,323 | $2,323 | Oct 2025 | New Sale |
| K SUITES | 15 | OCR | 3 | 01-05 | 872 | $2,038,888 | $2,339 | $2,339 | Jun 2025 | New Sale |
| K SUITES | 15 | OCR | 3 | 01-05 | 797 | $1,875,000 | $2,354 | $2,354 | Mar 2025 | New Sale |
| K SUITES | 15 | OCR | 4 | 01-05 | 1,130 | $2,847,600 | $2,520 | $2,520 | Mar 2025 | New Sale |
| K SUITES | 15 | OCR | 3 | 01-05 | 872 | $2,130,000 | $2,443 | $2,443 | Nov 2024 | New Sale |
| K SUITES | 15 | OCR | 5 | 01-05 | 1,679 | $3,528,000 | $2,101 | $2,101 | Sep 2024 | New Sale |
| K SUITES | 15 | OCR | 5 | 01-05 | 1,647 | $3,400,000 | $2,065 | $2,065 | Mar 2024 | New Sale |
| K SUITES | 15 | OCR | 4 | 01-05 | 1,389 | $2,850,000 | $2,053 | $2,053 | Jan 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.