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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,620 | $2,628,000 | $1,622 | $1,999 | Oct 2025 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,615 | $2,480,000 | $1,536 | $1,893 | Sep 2025 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 2,150 | $3,088,000 | $1,437 | $1,771 | Aug 2025 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,609 | $2,600,000 | $1,616 | $1,992 | Jan 2025 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,612 | $2,260,000 | $1,402 | $1,728 | Jan 2025 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,619 | $2,300,000 | $1,421 | $1,752 | Oct 2024 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,616 | $2,480,000 | $1,535 | $1,892 | Aug 2024 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,624 | $2,490,000 | $1,533 | $1,890 | May 2024 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,614 | $2,338,000 | $1,449 | $1,786 | Nov 2023 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 1,635 | $2,150,000 | $1,315 | $1,621 | Aug 2023 | Resale |
| LAKESIDE GROVE | 22 | OCR | 5* | - | 2,333 | $2,480,000 | $1,063 | $1,310 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.