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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LA FIESTA | 19 | OCR | 3 | 06-10 | 840 | $1,588,888 | $1,892 | $2,144 | Apr 2026 | Resale |
| LA FIESTA | 19 | OCR | 2 | 11-15 | 732 | $1,350,000 | $1,844 | $2,089 | Mar 2026 | Resale |
| LA FIESTA | 19 | OCR | 3 | 11-15 | 1,001 | $1,890,000 | $1,888 | $2,139 | Feb 2026 | Resale |
| LA FIESTA | 19 | OCR | 2 | 11-15 | 732 | $1,340,000 | $1,831 | $2,075 | Jan 2026 | Resale |
| LA FIESTA | 19 | OCR | 2 | 01-05 | 732 | $1,238,888 | $1,693 | $1,918 | Jan 2026 | Resale |
| LA FIESTA | 19 | OCR | 2 | 01-05 | 753 | $1,270,000 | $1,686 | $1,910 | Jan 2026 | Resale |
| LA FIESTA | 19 | OCR | 4 | 06-10 | 1,367 | $2,398,000 | $1,754 | $1,987 | Jan 2026 | Resale |
| LA FIESTA | 19 | OCR | 3 | 01-05 | 893 | $1,595,000 | $1,785 | $2,023 | Jan 2026 | Resale |
| LA FIESTA | 19 | OCR | 3 | 01-05 | 840 | $1,560,000 | $1,858 | $2,105 | Dec 2025 | Resale |
| LA FIESTA | 19 | OCR | 2 | 01-05 | 753 | $1,245,000 | $1,652 | $1,872 | Dec 2025 | Resale |
| LA FIESTA | 19 | OCR | 3 | 11-15 | 893 | $1,600,000 | $1,791 | $2,029 | Dec 2025 | Resale |
| LA FIESTA | 19 | OCR | 4 | 01-05 | 1,421 | $2,000,000 | $1,408 | $1,595 | Oct 2025 | Resale |
| LA FIESTA | 19 | OCR | 3 | 11-15 | 840 | $1,550,000 | $1,846 | $2,092 | Aug 2025 | Resale |
| LA FIESTA | 19 | OCR | 2 | 01-05 | 753 | $1,200,000 | $1,593 | $1,805 | Aug 2025 | Resale |
| LA FIESTA | 19 | OCR | 3 | 06-10 | 840 | $1,530,000 | $1,822 | $2,064 | Jul 2025 | Resale |
| LA FIESTA | 19 | OCR | 4 | 01-05 | 1,098 | $1,958,000 | $1,783 | $2,020 | Jul 2025 | Resale |
| LA FIESTA | 19 | OCR | 4 | 01-05 | 1,345 | $2,280,000 | $1,695 | $1,921 | Jun 2025 | Resale |
| LA FIESTA | 19 | OCR | 2 | 06-10 | 732 | $1,290,000 | $1,762 | $1,996 | Jun 2025 | Resale |
| LA FIESTA | 19 | OCR | 2 | 11-15 | 753 | $1,310,000 | $1,739 | $1,970 | Jun 2025 | Resale |
| LA FIESTA | 19 | OCR | 3 | 01-05 | 840 | $1,480,000 | $1,763 | $1,998 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.