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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MANDAI GARDEN | 26 | OCR | 5* | - | 1,953 | $5,390,000 | $2,760 | $2,905 | Mar 2026 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 1,950 | $5,388,000 | $2,762 | $2,907 | Nov 2025 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 1,945 | $5,380,000 | $2,766 | $2,912 | Oct 2025 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 1,955 | $5,350,000 | $2,737 | $2,881 | Aug 2025 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 1,935 | $2,241,614 | $1,158 | $1,219 | Jul 2025 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 3,462 | $4,280,000 | $1,236 | $1,301 | May 2025 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 2,282 | $3,900,000 | $1,709 | $1,799 | Feb 2024 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 2,308 | $4,060,000 | $1,759 | $1,852 | Nov 2023 | Resale |
| MANDAI GARDEN | 26 | OCR | 5* | - | 2,426 | $3,965,000 | $1,634 | $1,720 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.