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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LENTORIA | 26 | OCR | 4 | 11-15 | 1,345 | $3,093,000 | $2,299 | $2,405 | May 2026 | New Sale |
| LENTORIA | 26 | OCR | 3 | 11-15 | 936 | $2,240,000 | $2,392 | $2,502 | May 2026 | New Sale |
| LENTORIA | 26 | OCR | 3 | 11-15 | 936 | $2,250,000 | $2,403 | $2,514 | May 2026 | New Sale |
| LENTORIA | 26 | OCR | 4 | 16-20 | 1,345 | $3,360,400 | $2,498 | $2,613 | Apr 2026 | New Sale |
| LENTORIA | 26 | OCR | 3 | 06-10 | 1,119 | $2,870,000 | $2,564 | $2,682 | Apr 2026 | New Sale |
| LENTORIA | 26 | OCR | 3 | 16-20 | 936 | $2,500,000 | $2,670 | $2,793 | Apr 2026 | New Sale |
| LENTORIA | 26 | OCR | 2 | 16-20 | 732 | $1,900,000 | $2,596 | $2,715 | Apr 2026 | New Sale |
| LENTORIA | 26 | OCR | 3 | 01-05 | 936 | $2,112,000 | $2,255 | $2,359 | Feb 2026 | New Sale |
| LENTORIA | 26 | OCR | 3 | 01-05 | 958 | $2,319,000 | $2,421 | $2,532 | Jan 2026 | New Sale |
| LENTORIA | 26 | OCR | 4 | 11-15 | 1,206 | $2,940,000 | $2,439 | $2,551 | Dec 2025 | New Sale |
| LENTORIA | 26 | OCR | 4 | 01-05 | 1,345 | $3,245,000 | $2,412 | $2,523 | Dec 2025 | New Sale |
| LENTORIA | 26 | OCR | 2 | 01-05 | 700 | $1,750,000 | $2,501 | $2,616 | Dec 2025 | New Sale |
| LENTORIA | 26 | OCR | 3 | 16-20 | 1,119 | $2,650,000 | $2,367 | $2,476 | Dec 2025 | New Sale |
| LENTORIA | 26 | OCR | 3 | 06-10 | 936 | $2,152,000 | $2,298 | $2,404 | Nov 2025 | New Sale |
| LENTORIA | 26 | OCR | 3 | 06-10 | 936 | $2,182,000 | $2,330 | $2,437 | Nov 2025 | New Sale |
| LENTORIA | 26 | OCR | 3 | 06-10 | 958 | $2,350,000 | $2,453 | $2,566 | Oct 2025 | New Sale |
| LENTORIA | 26 | OCR | 3 | 16-20 | 936 | $2,364,000 | $2,524 | $2,640 | Oct 2025 | New Sale |
| LENTORIA | 26 | OCR | 3 | 01-05 | 936 | $2,132,000 | $2,277 | $2,382 | Oct 2025 | New Sale |
| LENTORIA | 26 | OCR | 2 | 01-05 | 732 | $1,750,000 | $2,391 | $2,501 | Oct 2025 | New Sale |
| LENTORIA | 26 | OCR | 4 | 16-20 | 1,206 | $2,945,000 | $2,443 | $2,555 | Sep 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.