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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 3,630 | $5,750,000 | $1,584 | $1,584 | Apr 2026 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 3,369 | $5,225,000 | $1,551 | $1,551 | Jan 2026 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 3,443 | $5,450,000 | $1,583 | $1,583 | Jun 2025 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 4,213 | $6,500,000 | $1,543 | $1,543 | Apr 2025 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 2,031 | $4,360,000 | $2,147 | $2,147 | Feb 2025 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 2,023 | $4,360,000 | $2,156 | $2,156 | Aug 2024 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 4,085 | $6,980,000 | $1,709 | $1,709 | Jan 2024 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 2,021 | $3,750,000 | $1,855 | $1,855 | Jan 2024 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 2,021 | $4,450,000 | $2,201 | $2,201 | Dec 2023 | Resale |
| MAYFLOWER GARDENS | 20 | OCR | 5* | - | 4,174 | $5,000,000 | $1,198 | $1,198 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.