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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MANDARIN GARDENS | 15 | OCR | 5* | 01-05 | 1,787 | $2,188,000 | $1,225 | $1,668 | May 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 2* | 01-05 | 732 | $938,000 | $1,282 | $1,746 | May 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 5* | 01-05 | 1,787 | $1,980,000 | $1,108 | $1,509 | May 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 2* | 11-15 | 732 | $970,000 | $1,325 | $1,804 | May 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 2* | 16-20 | 732 | $900,000 | $1,230 | $1,675 | May 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 2* | 01-05 | 732 | $888,888 | $1,214 | $1,653 | Apr 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 01-05 | 1,528 | $1,800,000 | $1,178 | $1,604 | Apr 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 16-20 | 1,572 | $2,212,000 | $1,408 | $1,917 | Apr 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 11-15 | 1,572 | $2,020,000 | $1,285 | $1,750 | Apr 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 5* | 06-10 | 2,024 | $2,450,000 | $1,211 | $1,649 | Apr 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 01-05 | 1,572 | $1,800,000 | $1,145 | $1,559 | Apr 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 3* | 06-10 | 1,001 | $1,450,000 | $1,448 | $1,972 | Mar 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 3* | 11-15 | 1,001 | $1,420,000 | $1,419 | $1,932 | Mar 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 21-25 | 1,572 | $2,290,000 | $1,457 | $1,984 | Mar 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 5* | 21-25 | 3,068 | $3,650,000 | $1,190 | $1,620 | Mar 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 21-25 | 1,572 | $2,250,000 | $1,432 | $1,950 | Feb 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 4* | 21-25 | 1,572 | $2,180,000 | $1,387 | $1,889 | Feb 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 5* | 01-05 | 1,787 | $2,188,000 | $1,225 | $1,668 | Feb 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 3* | 11-15 | 1,001 | $1,600,000 | $1,598 | $2,176 | Feb 2026 | Resale |
| MANDARIN GARDENS | 15 | OCR | 2* | 16-20 | 829 | $1,150,000 | $1,388 | $1,890 | Feb 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.