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 LIFE | 22 | OCR | 4 | 11-15 | 1,249 | $1,852,000 | $1,483 | $1,674 | Apr 2026 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 11-15 | 1,023 | $1,470,000 | $1,438 | $1,623 | Apr 2026 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 11-15 | 1,033 | $1,530,000 | $1,481 | $1,672 | Mar 2026 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 11-15 | 1,259 | $1,850,000 | $1,469 | $1,658 | Mar 2026 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 11-15 | 1,087 | $1,630,000 | $1,499 | $1,692 | Feb 2026 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 06-10 | 1,238 | $1,850,000 | $1,495 | $1,688 | Feb 2026 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,119 | $1,667,388 | $1,489 | $1,681 | Feb 2026 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,033 | $1,470,000 | $1,423 | $1,606 | Feb 2026 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 11-15 | 1,259 | $1,839,000 | $1,460 | $1,648 | Jan 2026 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 16-20 | 1,119 | $1,655,000 | $1,478 | $1,669 | Nov 2025 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,087 | $1,570,000 | $1,444 | $1,630 | Nov 2025 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 06-10 | 1,249 | $1,828,000 | $1,464 | $1,653 | Nov 2025 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,033 | $1,495,000 | $1,447 | $1,634 | Nov 2025 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 11-15 | 1,119 | $1,685,000 | $1,505 | $1,699 | Sep 2025 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 11-15 | 1,259 | $1,800,000 | $1,429 | $1,613 | Aug 2025 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,119 | $1,635,000 | $1,461 | $1,649 | Jul 2025 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,033 | $1,490,000 | $1,442 | $1,628 | Jul 2025 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 06-10 | 1,238 | $1,750,000 | $1,414 | $1,596 | Jul 2025 | Resale |
| LAKE LIFE | 22 | OCR | 4 | 11-15 | 1,249 | $1,830,000 | $1,466 | $1,655 | Jun 2025 | Resale |
| LAKE LIFE | 22 | OCR | 3 | 06-10 | 1,023 | $1,390,000 | $1,359 | $1,534 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.