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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 2,160 | $6,160,000 | $2,851 | $2,851 | Apr 2026 | New Sale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 1,824 | $4,900,000 | $2,686 | $2,686 | Nov 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,006 | $6,238,000 | $2,075 | $2,075 | Nov 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,193 | $6,848,000 | $2,145 | $2,145 | Oct 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,588 | $5,075,000 | $1,415 | $1,415 | Sep 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 2,056 | $3,900,000 | $1,897 | $1,897 | Aug 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 2,154 | $5,250,000 | $2,437 | $2,437 | Jul 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 5,492 | $7,050,000 | $1,284 | $1,284 | May 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,906 | $7,900,000 | $2,022 | $2,022 | Feb 2025 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,720 | $9,160,000 | $2,462 | $2,462 | Aug 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,368 | $5,000,000 | $1,485 | $1,485 | Jul 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 2,234 | $3,850,000 | $1,724 | $1,724 | Jun 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,848 | $5,100,000 | $1,325 | $1,325 | May 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 2,254 | $4,200,000 | $1,863 | $1,863 | Apr 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 6,454 | $8,906,520 | $1,380 | $1,380 | Apr 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 1,970 | $4,700,000 | $2,386 | $2,386 | Feb 2024 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 4* | - | 1,570 | $3,300,000 | $2,101 | $2,101 | Dec 2023 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,446 | $4,678,000 | $1,358 | $1,358 | Nov 2023 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 1,869 | $3,950,000 | $2,114 | $2,114 | Sep 2023 | Resale |
| KEMBANGAN ESTATE | 14 | OCR | 5* | - | 3,622 | $5,080,000 | $1,403 | $1,403 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.