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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MAYSPRINGS | 23 | OCR | 4* | 06-10 | 1,335 | $1,410,000 | $1,056 | $1,320 | Apr 2026 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 16-20 | 1,292 | $1,550,000 | $1,200 | $1,500 | Feb 2026 | Resale |
| MAYSPRINGS | 23 | OCR | 3* | 11-15 | 904 | $1,038,000 | $1,148 | $1,435 | Jan 2026 | Resale |
| MAYSPRINGS | 23 | OCR | 2 | 16-20 | 915 | $1,205,000 | $1,317 | $1,646 | Jan 2026 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 06-10 | 1,302 | $1,520,000 | $1,167 | $1,459 | Jan 2026 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 11-15 | 1,292 | $1,388,888 | $1,075 | $1,344 | Jan 2026 | Resale |
| MAYSPRINGS | 23 | OCR | 2 | 16-20 | 915 | $1,205,000 | $1,317 | $1,646 | Dec 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 4* | 06-10 | 1,313 | $1,630,000 | $1,241 | $1,551 | Dec 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 11-15 | 1,302 | $1,500,000 | $1,152 | $1,440 | Nov 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 4* | 06-10 | 1,335 | $1,500,000 | $1,124 | $1,405 | Oct 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 4* | 01-05 | 1,270 | $1,250,000 | $984 | $1,230 | Sep 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 11-15 | 1,302 | $1,530,000 | $1,175 | $1,469 | Aug 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 2 | 11-15 | 818 | $1,100,000 | $1,345 | $1,681 | Aug 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 16-20 | 1,292 | $1,568,888 | $1,215 | $1,519 | Jul 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 16-20 | 1,292 | $1,500,000 | $1,161 | $1,451 | Jul 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 01-05 | 1,292 | $1,381,000 | $1,069 | $1,336 | Jul 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 16-20 | 1,292 | $1,400,000 | $1,084 | $1,355 | May 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3* | 06-10 | 904 | $1,100,000 | $1,217 | $1,521 | May 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 2 | 11-15 | 818 | $1,058,000 | $1,293 | $1,616 | Apr 2025 | Resale |
| MAYSPRINGS | 23 | OCR | 3 | 16-20 | 1,550 | $1,800,000 | $1,161 | $1,451 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.