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 PARK | 15 | OCR | 5* | 21-25 | 1,615 | $2,000,000 | $1,239 | $1,746 | Mar 2026 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 21-25 | 1,453 | $1,870,000 | $1,287 | $1,814 | Feb 2026 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 21-25 | 3,369 | $2,900,000 | $861 | $1,213 | Jan 2026 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 11-15 | 1,615 | $1,868,888 | $1,158 | $1,632 | Dec 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 21-25 | 2,895 | $2,675,000 | $924 | $1,302 | Nov 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 16-20 | 1,615 | $2,148,888 | $1,331 | $1,876 | Nov 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 21-25 | 2,895 | $2,800,000 | $967 | $1,363 | Nov 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 06-10 | 1,615 | $1,750,000 | $1,084 | $1,528 | Oct 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 21-25 | 1,453 | $1,880,000 | $1,294 | $1,823 | Sep 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 06-10 | 1,615 | $1,900,000 | $1,177 | $1,659 | Jul 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 16-20 | 1,453 | $1,870,000 | $1,287 | $1,814 | Jun 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 16-20 | 1,615 | $2,000,000 | $1,239 | $1,746 | Jun 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 11-15 | 1,615 | $2,110,000 | $1,307 | $1,842 | Jun 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 21-25 | 1,453 | $1,898,000 | $1,306 | $1,840 | Apr 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 16-20 | 1,453 | $1,660,000 | $1,142 | $1,609 | Apr 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 01-05 | 1,615 | $1,900,000 | $1,177 | $1,659 | Apr 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 11-15 | 1,453 | $1,800,000 | $1,239 | $1,746 | Apr 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 16-20 | 1,615 | $1,900,000 | $1,177 | $1,659 | Apr 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 5* | 06-10 | 1,615 | $2,000,000 | $1,239 | $1,746 | Mar 2025 | Resale |
| LAGUNA PARK | 15 | OCR | 4* | 16-20 | 1,453 | $1,830,000 | $1,259 | $1,774 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.