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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 11-15 | 1,399 | $2,678,500 | $1,914 | $2,000 | Nov 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 21-25 | 1,399 | $3,128,000 | $2,235 | $2,335 | Jul 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 21-25 | 1,399 | $3,140,000 | $2,244 | $2,345 | Jul 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 21-25 | 1,399 | $3,086,000 | $2,205 | $2,304 | Jul 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 26-30 | 1,399 | $3,176,000 | $2,270 | $2,372 | Jul 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 21-25 | 1,399 | $3,098,000 | $2,214 | $2,313 | Jun 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 26-30 | 1,399 | $3,164,000 | $2,261 | $2,363 | Jun 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 21-25 | 1,399 | $3,074,000 | $2,197 | $2,296 | Jun 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 3 | 21-25 | 915 | $2,132,000 | $2,330 | $2,435 | May 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 11-15 | 1,184 | $2,574,000 | $2,174 | $2,272 | May 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 3 | 01-05 | 1,076 | $2,250,000 | $2,090 | $2,184 | May 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 2 | 21-25 | 797 | $1,883,000 | $2,364 | $2,470 | May 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 16-20 | 1,399 | $3,062,000 | $2,188 | $2,286 | May 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 2 | 26-30 | 797 | $1,899,000 | $2,384 | $2,491 | Apr 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 06-10 | 1,184 | $2,581,000 | $2,180 | $2,278 | Apr 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 2 | 26-30 | 678 | $1,693,000 | $2,497 | $2,609 | Apr 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 2 | 26-30 | 786 | $1,912,000 | $2,433 | $2,542 | Apr 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 4 | 21-25 | 1,399 | $3,194,000 | $2,283 | $2,386 | Apr 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 2 | 26-30 | 786 | $1,877,000 | $2,389 | $2,496 | Apr 2025 | New Sale |
| LENTOR CENTRAL RESIDENCES | 26 | OCR | 2 | 26-30 | 786 | $1,910,000 | $2,431 | $2,540 | Apr 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.