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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LUSH ACRES | 28 | OCR | 3 | 01-05 | 1,055 | $1,538,000 | $1,458 | $1,646 | Mar 2026 | Resale |
| LUSH ACRES | 28 | OCR | 4 | 21-25 | 1,615 | $2,245,000 | $1,390 | $1,569 | Mar 2026 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 01-05 | 1,098 | $1,592,000 | $1,450 | $1,637 | Mar 2026 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 16-20 | 1,098 | $1,580,000 | $1,439 | $1,625 | Feb 2026 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 06-10 | 926 | $1,348,000 | $1,456 | $1,644 | Jan 2026 | Resale |
| LUSH ACRES | 28 | OCR | 4 | 11-15 | 1,345 | $1,910,000 | $1,420 | $1,603 | Dec 2025 | Resale |
| LUSH ACRES | 28 | OCR | 4 | 01-05 | 1,367 | $1,720,000 | $1,258 | $1,420 | Dec 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 21-25 | 1,130 | $1,667,000 | $1,475 | $1,665 | Nov 2025 | Resale |
| LUSH ACRES | 28 | OCR | 5 | 06-10 | 1,507 | $2,300,000 | $1,526 | $1,723 | Oct 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 06-10 | 1,098 | $1,560,000 | $1,421 | $1,604 | Oct 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 16-20 | 1,055 | $1,438,888 | $1,364 | $1,540 | Sep 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 16-20 | 1,055 | $1,560,000 | $1,479 | $1,670 | Sep 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 21-25 | 1,324 | $1,650,000 | $1,246 | $1,407 | Aug 2025 | Resale |
| LUSH ACRES | 28 | OCR | 5 | 16-20 | 1,507 | $2,240,000 | $1,486 | $1,678 | Aug 2025 | Resale |
| LUSH ACRES | 28 | OCR | 5 | 16-20 | 1,507 | $2,330,000 | $1,546 | $1,745 | Aug 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 16-20 | 926 | $1,288,000 | $1,391 | $1,570 | Jul 2025 | Resale |
| LUSH ACRES | 28 | OCR | 4 | 01-05 | 1,238 | $1,728,000 | $1,396 | $1,576 | Jul 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 06-10 | 915 | $1,300,000 | $1,421 | $1,604 | Jun 2025 | Resale |
| LUSH ACRES | 28 | OCR | 3 | 06-10 | 1,130 | $1,570,000 | $1,389 | $1,568 | Jun 2025 | Resale |
| LUSH ACRES | 28 | OCR | 4 | 16-20 | 1,238 | $1,810,000 | $1,462 | $1,651 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.