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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MAPLE WOODS | 21 | RCR | 5* | 06-10 | 1,787 | $4,250,000 | $2,379 | $2,379 | Apr 2026 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,485 | $3,200,000 | $2,154 | $2,154 | Mar 2026 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,485 | $3,150,000 | $2,121 | $2,121 | Feb 2026 | Resale |
| MAPLE WOODS | 21 | RCR | 5* | 06-10 | 2,917 | $6,200,000 | $2,125 | $2,125 | Jan 2026 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 06-10 | 1,507 | $3,500,666 | $2,323 | $2,323 | Nov 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,399 | $2,778,000 | $1,985 | $1,985 | Sep 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 3* | 01-05 | 915 | $2,080,000 | $2,273 | $2,273 | Sep 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 2* | 01-05 | 850 | $2,000,000 | $2,352 | $2,352 | Aug 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,539 | $3,258,000 | $2,117 | $2,117 | Aug 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 3* | 01-05 | 990 | $2,128,000 | $2,149 | $2,149 | Aug 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 5* | 01-05 | 1,787 | $4,060,000 | $2,272 | $2,272 | Aug 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,378 | $3,150,000 | $2,286 | $2,286 | Jul 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 3* | 01-05 | 1,141 | $2,850,000 | $2,498 | $2,498 | Jun 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 06-10 | 1,324 | $2,920,000 | $2,206 | $2,206 | May 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 5* | 06-10 | 2,551 | $5,450,000 | $2,136 | $2,136 | May 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,378 | $2,950,000 | $2,141 | $2,141 | May 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,464 | $3,088,000 | $2,109 | $2,109 | Jan 2025 | Resale |
| MAPLE WOODS | 21 | RCR | 5* | 06-10 | 1,787 | $3,800,000 | $2,127 | $2,127 | Nov 2024 | Resale |
| MAPLE WOODS | 21 | RCR | 4* | 01-05 | 1,539 | $3,300,000 | $2,144 | $2,144 | Nov 2024 | Resale |
| MAPLE WOODS | 21 | RCR | 5* | 06-10 | 1,787 | $4,000,000 | $2,239 | $2,239 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.