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 GREEN | 16 | OCR | 2 | 01-05 | 1,023 | $1,550,000 | $1,516 | $1,882 | Mar 2026 | Resale |
| LAGUNA GREEN | 16 | OCR | 3 | 01-05 | 1,442 | $1,848,000 | $1,281 | $1,590 | Mar 2026 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,399 | $1,628,000 | $1,163 | $1,444 | Jan 2026 | Resale |
| LAGUNA GREEN | 16 | OCR | 3 | 01-05 | 1,270 | $1,940,000 | $1,527 | $1,895 | Aug 2025 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,066 | $1,590,000 | $1,492 | $1,852 | Jun 2025 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,173 | $1,700,000 | $1,449 | $1,799 | Jun 2025 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,152 | $1,700,000 | $1,476 | $1,832 | Apr 2025 | Resale |
| LAGUNA GREEN | 16 | OCR | 4 | 01-05 | 1,701 | $2,400,000 | $1,411 | $1,751 | Feb 2025 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,066 | $1,540,000 | $1,445 | $1,794 | Sep 2024 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,098 | $1,628,000 | $1,483 | $1,841 | Sep 2024 | Resale |
| LAGUNA GREEN | 16 | OCR | 4 | 01-05 | 1,550 | $2,120,000 | $1,368 | $1,698 | May 2024 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,173 | $1,475,000 | $1,257 | $1,560 | Feb 2024 | Resale |
| LAGUNA GREEN | 16 | OCR | 2 | 01-05 | 1,098 | $1,450,000 | $1,321 | $1,640 | Dec 2023 | Resale |
| LAGUNA GREEN | 16 | OCR | 3 | 01-05 | 1,302 | $1,600,000 | $1,228 | $1,524 | Sep 2023 | Resale |
| LAGUNA GREEN | 16 | OCR | 3 | 01-05 | 1,410 | $1,800,000 | $1,277 | $1,585 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.