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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 06-10 | 1,658 | $2,950,000 | $1,780 | $1,874 | Apr 2026 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 4* | 01-05 | 1,485 | $2,200,000 | $1,481 | $1,559 | Dec 2025 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 01-05 | 1,668 | $3,030,000 | $1,816 | $1,912 | Oct 2025 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 06-10 | 1,991 | $3,300,000 | $1,657 | $1,744 | Jan 2025 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 01-05 | 2,239 | $3,500,000 | $1,563 | $1,645 | Sep 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 4* | 01-05 | 1,399 | $2,080,000 | $1,486 | $1,564 | Aug 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 06-10 | 1,668 | $2,830,000 | $1,696 | $1,785 | Jul 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 11-15 | 1,658 | $2,650,000 | $1,599 | $1,683 | Jul 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 06-10 | 2,024 | $3,500,000 | $1,730 | $1,821 | May 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 06-10 | 1,668 | $2,665,000 | $1,597 | $1,681 | Mar 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 01-05 | 2,239 | $3,250,000 | $1,452 | $1,528 | Jan 2024 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 11-15 | 1,668 | $2,830,000 | $1,696 | $1,785 | Dec 2023 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 16-20 | 1,668 | $2,750,000 | $1,648 | $1,735 | Nov 2023 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 11-15 | 1,668 | $2,700,000 | $1,618 | $1,703 | Nov 2023 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 01-05 | 1,658 | $2,200,000 | $1,327 | $1,397 | Nov 2023 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 11-15 | 1,668 | $2,530,000 | $1,516 | $1,596 | Oct 2023 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 01-05 | 1,658 | $2,300,000 | $1,388 | $1,461 | Sep 2023 | Resale |
| KENSINGTON PARK CONDOMINIUM | 19 | OCR | 5* | 01-05 | 2,239 | $3,260,000 | $1,456 | $1,533 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.