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 SQUARE | 19 | OCR | 3 | 01-05 | 797 | $1,360,000 | $1,707 | $1,707 | Jan 2026 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 732 | $1,150,000 | $1,571 | $1,571 | Dec 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 1 | 01-05 | 431 | $728,888 | $1,693 | $1,693 | Nov 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 1 | 01-05 | 431 | $750,000 | $1,742 | $1,742 | Oct 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $1,080,000 | $1,760 | $1,760 | Sep 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $1,088,000 | $1,773 | $1,773 | Jul 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 1,044 | $1,420,000 | $1,360 | $1,360 | Jul 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $1,005,000 | $1,638 | $1,638 | Jun 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 915 | $1,200,000 | $1,312 | $1,312 | Apr 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 3* | 01-05 | 1,227 | $1,650,000 | $1,345 | $1,345 | Apr 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 915 | $1,280,000 | $1,399 | $1,399 | Mar 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 915 | $1,212,800 | $1,326 | $1,326 | Jan 2025 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 3 | 01-05 | 797 | $1,300,000 | $1,632 | $1,632 | Nov 2024 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $968,000 | $1,578 | $1,578 | Jul 2024 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 3 | 01-05 | 1,206 | $1,600,000 | $1,327 | $1,327 | Apr 2024 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 915 | $1,180,000 | $1,290 | $1,290 | Jan 2024 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $965,000 | $1,573 | $1,573 | Nov 2023 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $950,000 | $1,548 | $1,548 | Sep 2023 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 3 | 01-05 | 829 | $1,350,000 | $1,629 | $1,629 | Aug 2023 | Resale |
| KENSINGTON SQUARE | 19 | OCR | 2 | 01-05 | 614 | $980,000 | $1,597 | $1,597 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.