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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 06-10 | 646 | $1,040,000 | $1,610 | $1,818 | Mar 2026 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 06-10 | 452 | $755,000 | $1,670 | $1,885 | Jan 2026 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 01-05 | 700 | $1,070,000 | $1,529 | $1,726 | Jan 2026 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 3 | 06-10 | 689 | $1,100,000 | $1,597 | $1,803 | Jun 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 06-10 | 452 | $759,000 | $1,679 | $1,896 | Jun 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 01-05 | 484 | $746,000 | $1,540 | $1,739 | Jun 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 06-10 | 452 | $765,000 | $1,692 | $1,910 | Jun 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 01-05 | 646 | $1,000,000 | $1,548 | $1,748 | Apr 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 06-10 | 452 | $750,000 | $1,659 | $1,873 | Feb 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 01-05 | 710 | $1,100,000 | $1,548 | $1,748 | Jan 2025 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 06-10 | 700 | $1,070,000 | $1,529 | $1,726 | Sep 2024 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 06-10 | 646 | $1,030,000 | $1,595 | $1,801 | Jul 2024 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 06-10 | 657 | $1,070,000 | $1,630 | $1,840 | May 2024 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 01-05 | 474 | $730,000 | $1,541 | $1,740 | Apr 2024 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 3 | 11-15 | 1,292 | $1,850,000 | $1,432 | $1,617 | Jan 2024 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 01-05 | 646 | $1,000,000 | $1,548 | $1,748 | Dec 2023 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 1 | 01-05 | 452 | $729,000 | $1,613 | $1,821 | Dec 2023 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 01-05 | 646 | $955,000 | $1,479 | $1,670 | Nov 2023 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 3 | 01-05 | 689 | $1,070,000 | $1,553 | $1,753 | Oct 2023 | Resale |
| MIDTOWN RESIDENCES | 19 | OCR | 2 | 06-10 | 657 | $1,020,000 | $1,553 | $1,753 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.