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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 4,183 | $5,380,000 | $1,286 | $1,286 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 10 | CCR | 5* | - | 3,264 | $7,850,000 | $2,405 | $2,405 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 2,153 | $6,100,000 | $2,834 | $2,834 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 1,896 | $4,638,000 | $2,447 | $2,447 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 2,385 | $5,338,888 | $2,238 | $2,238 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 26 | OCR | 5* | - | 1,677 | $4,368,888 | $2,605 | $2,605 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 4,958 | $6,738,888 | $1,359 | $1,431 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 27 | OCR | 5* | - | 2,197 | $3,100,000 | $1,411 | $1,625 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 3,330 | $6,180,000 | $1,856 | $1,856 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 10 | CCR | 5* | - | 14,264 | $64,900,000 | $4,550 | $4,550 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 27 | OCR | 5* | - | 1,899 | $3,170,000 | $1,670 | $1,900 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | RCR | 3* | - | 1,237 | $4,050,000 | $3,275 | $3,275 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 2,400 | $3,180,000 | $1,325 | $1,656 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 5,045 | $6,700,000 | $1,328 | $1,328 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | RCR | 5* | - | 1,723 | $4,650,000 | $2,698 | $2,698 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 2,605 | $7,400,000 | $2,841 | $2,841 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 17 | OCR | 5* | - | 3,342 | $4,158,000 | $1,244 | $1,244 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 3,095 | $6,400,000 | $2,068 | $2,068 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 2,552 | $6,400,000 | $2,508 | $2,508 | Apr 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | RCR | 5* | - | 1,798 | $5,230,000 | $2,909 | $2,909 | Apr 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.