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 MODERN | 26 | OCR | 3 | 21-25 | 990 | $2,493,000 | $2,517 | $2,638 | Jun 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 990 | $2,350,000 | $2,373 | $2,487 | May 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 980 | $2,250,000 | $2,297 | $2,408 | May 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 1,109 | $2,675,000 | $2,413 | $2,529 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 11-15 | 732 | $1,860,000 | $2,541 | $2,664 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 990 | $2,395,000 | $2,419 | $2,536 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 16-20 | 980 | $2,340,000 | $2,389 | $2,504 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 980 | $2,250,000 | $2,297 | $2,408 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 06-10 | 678 | $1,480,000 | $2,182 | $2,287 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 16-20 | 732 | $1,880,000 | $2,568 | $2,692 | Apr 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 4 | 11-15 | 1,130 | $2,620,000 | $2,318 | $2,430 | Mar 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 06-10 | 732 | $1,795,000 | $2,452 | $2,570 | Mar 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 990 | $2,275,000 | $2,297 | $2,408 | Mar 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 4 | 21-25 | 1,130 | $2,800,000 | $2,477 | $2,596 | Mar 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 16-20 | 990 | $2,475,000 | $2,499 | $2,619 | Mar 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 16-20 | 732 | $1,860,000 | $2,541 | $2,664 | Feb 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 06-10 | 732 | $1,810,000 | $2,473 | $2,592 | Feb 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 2 | 21-25 | 732 | $1,780,000 | $2,432 | $2,549 | Feb 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 3 | 06-10 | 990 | $2,300,000 | $2,323 | $2,435 | Feb 2026 | Sub Sale |
| LENTOR MODERN | 26 | OCR | 4 | 06-10 | 1,528 | $3,400,000 | $2,224 | $2,331 | Feb 2026 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.