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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KEW GREEN | 16 | OCR | 5* | - | 3,078 | $2,838,000 | $922 | $1,153 | Mar 2026 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 2,949 | $2,788,000 | $945 | $1,181 | Feb 2026 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,283 | $2,700,000 | $822 | $1,028 | Nov 2025 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,078 | $2,900,000 | $942 | $1,178 | May 2025 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,520 | $3,150,000 | $895 | $1,119 | Feb 2025 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,509 | $3,150,000 | $898 | $1,123 | Feb 2025 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,843 | $3,515,000 | $915 | $1,144 | Dec 2024 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 2,982 | $2,700,000 | $906 | $1,133 | May 2024 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,466 | $3,150,000 | $909 | $1,136 | Mar 2024 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,584 | $3,250,000 | $907 | $1,134 | Feb 2024 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,584 | $3,150,000 | $879 | $1,099 | Jan 2024 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 2,992 | $2,550,000 | $852 | $1,065 | Dec 2023 | Resale |
| KEW GREEN | 16 | OCR | 5* | - | 3,025 | $2,500,000 | $827 | $1,034 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.