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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAKE GRANDE | 22 | OCR | 2 | 16-20 | 818 | $1,530,000 | $1,870 | $2,096 | Jun 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 01-05 | 614 | $1,150,000 | $1,874 | $2,100 | May 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 11-15 | 721 | $1,390,000 | $1,927 | $2,160 | May 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 3 | 01-05 | 980 | $1,900,000 | $1,940 | $2,174 | May 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 4 | 06-10 | 1,152 | $2,358,000 | $2,047 | $2,294 | Apr 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 1 | 01-05 | 517 | $923,000 | $1,786 | $2,002 | Mar 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 16-20 | 969 | $1,578,888 | $1,630 | $1,827 | Mar 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 06-10 | 775 | $1,480,000 | $1,910 | $2,141 | Mar 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 1 | 01-05 | 517 | $785,000 | $1,519 | $1,702 | Feb 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 3 | 06-10 | 904 | $1,750,000 | $1,935 | $2,169 | Feb 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 11-15 | 614 | $1,275,000 | $2,078 | $2,329 | Feb 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 1 | 01-05 | 409 | $785,000 | $1,919 | $2,151 | Feb 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 16-20 | 818 | $1,513,888 | $1,851 | $2,075 | Feb 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 01-05 | 775 | $1,430,000 | $1,845 | $2,068 | Jan 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 1 | 11-15 | 409 | $815,000 | $1,993 | $2,234 | Jan 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 06-10 | 861 | $1,630,000 | $1,893 | $2,122 | Jan 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2* | 06-10 | 624 | $1,100,000 | $1,762 | $1,975 | Jan 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 01-05 | 775 | $1,446,000 | $1,866 | $2,091 | Jan 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 3 | 16-20 | 904 | $1,739,000 | $1,923 | $2,155 | Jan 2026 | Resale |
| LAKE GRANDE | 22 | OCR | 2 | 11-15 | 775 | $1,530,000 | $1,974 | $2,212 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.