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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 2,164 | $2,888,000 | $1,335 | $1,657 | Mar 2026 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 2,034 | $2,280,000 | $1,121 | $1,392 | Dec 2024 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 1,119 | $1,450,000 | $1,295 | $1,607 | Nov 2024 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 1,572 | $1,750,000 | $1,114 | $1,383 | Aug 2024 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 1,206 | $1,500,000 | $1,244 | $1,544 | Aug 2024 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 1,367 | $1,600,000 | $1,170 | $1,452 | Aug 2024 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 1,206 | $1,520,000 | $1,261 | $1,565 | Nov 2023 | Resale |
| LAGUNA 88 | 16 | OCR | 3 | 01-05 | 1,335 | $1,538,000 | $1,152 | $1,430 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.