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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MI CASA | 23 | OCR | 4 | 01-05 | 1,281 | $1,650,000 | $1,288 | $1,484 | Apr 2026 | Resale |
| MI CASA | 23 | OCR | 4 | 16-20 | 2,185 | $2,468,000 | $1,129 | $1,301 | Apr 2026 | Resale |
| MI CASA | 23 | OCR | 3 | 01-05 | 1,324 | $1,650,000 | $1,246 | $1,435 | Feb 2026 | Resale |
| MI CASA | 23 | OCR | 2 | 06-10 | 1,119 | $1,410,000 | $1,260 | $1,451 | Feb 2026 | Resale |
| MI CASA | 23 | OCR | 4 | 11-15 | 1,292 | $1,733,880 | $1,342 | $1,546 | Feb 2026 | Resale |
| MI CASA | 23 | OCR | 4 | 16-20 | 1,367 | $1,840,000 | $1,346 | $1,550 | Dec 2025 | Resale |
| MI CASA | 23 | OCR | 2 | 01-05 | 990 | $1,140,000 | $1,151 | $1,326 | Oct 2025 | Resale |
| MI CASA | 23 | OCR | 3 | 11-15 | 1,259 | $1,688,000 | $1,340 | $1,544 | Sep 2025 | Resale |
| MI CASA | 23 | OCR | 2 | 11-15 | 990 | $1,230,000 | $1,242 | $1,431 | Aug 2025 | Resale |
| MI CASA | 23 | OCR | 2 | 16-20 | 1,238 | $1,650,000 | $1,333 | $1,536 | Jul 2025 | Resale |
| MI CASA | 23 | OCR | 3 | 01-05 | 1,313 | $1,650,000 | $1,256 | $1,447 | Jul 2025 | Resale |
| MI CASA | 23 | OCR | 4 | 01-05 | 1,281 | $1,568,888 | $1,225 | $1,411 | May 2025 | Resale |
| MI CASA | 23 | OCR | 3 | 06-10 | 1,259 | $1,670,000 | $1,326 | $1,527 | May 2025 | Resale |
| MI CASA | 23 | OCR | 3 | 11-15 | 1,259 | $1,680,000 | $1,334 | $1,537 | Apr 2025 | Resale |
| MI CASA | 23 | OCR | 5* | 01-05 | 2,271 | $2,520,000 | $1,110 | $1,279 | Mar 2025 | Resale |
| MI CASA | 23 | OCR | 2 | 11-15 | 1,238 | $1,600,000 | $1,293 | $1,489 | Mar 2025 | Resale |
| MI CASA | 23 | OCR | 4 | 01-05 | 1,292 | $1,728,000 | $1,338 | $1,541 | Mar 2025 | Resale |
| MI CASA | 23 | OCR | 4 | 01-05 | 1,281 | $1,750,000 | $1,366 | $1,574 | Dec 2024 | Resale |
| MI CASA | 23 | OCR | 2 | 11-15 | 990 | $1,220,888 | $1,233 | $1,420 | Oct 2024 | Resale |
| MI CASA | 23 | OCR | 2 | 11-15 | 1,270 | $1,430,000 | $1,126 | $1,297 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.