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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MIDWOOD | 23 | OCR | 4 | 21-25 | 1,249 | $2,568,000 | $2,057 | $2,284 | Apr 2026 | Resale |
| MIDWOOD | 23 | OCR | 1 | 21-25 | 549 | $1,045,000 | $1,904 | $2,114 | Apr 2026 | Resale |
| MIDWOOD | 23 | OCR | 3 | 01-05 | 990 | $1,950,000 | $1,969 | $2,186 | Apr 2026 | Resale |
| MIDWOOD | 23 | OCR | 2 | 01-05 | 689 | $1,300,000 | $1,887 | $2,095 | Mar 2026 | Resale |
| MIDWOOD | 23 | OCR | 1 | 01-05 | 484 | $855,000 | $1,765 | $1,960 | Mar 2026 | Resale |
| MIDWOOD | 23 | OCR | 1 | 11-15 | 484 | $890,000 | $1,837 | $2,040 | Mar 2026 | Resale |
| MIDWOOD | 23 | OCR | 1 | 16-20 | 484 | $873,888 | $1,804 | $2,003 | Feb 2026 | Resale |
| MIDWOOD | 23 | OCR | 2 | 01-05 | 689 | $1,268,000 | $1,841 | $2,044 | Feb 2026 | Resale |
| MIDWOOD | 23 | OCR | 2 | 11-15 | 635 | $1,240,000 | $1,953 | $2,169 | Feb 2026 | Resale |
| MIDWOOD | 23 | OCR | 1 | 01-05 | 484 | $806,888 | $1,666 | $1,850 | Feb 2026 | Resale |
| MIDWOOD | 23 | OCR | 3 | 06-10 | 990 | $1,900,000 | $1,919 | $2,131 | Jan 2026 | Resale |
| MIDWOOD | 23 | OCR | 2 | 01-05 | 775 | $1,460,000 | $1,884 | $2,092 | Jan 2026 | Resale |
| MIDWOOD | 23 | OCR | 3 | 06-10 | 990 | $1,900,000 | $1,919 | $2,131 | Dec 2025 | Resale |
| MIDWOOD | 23 | OCR | 2 | 06-10 | 635 | $1,200,000 | $1,890 | $2,099 | Dec 2025 | Resale |
| MIDWOOD | 23 | OCR | 1 | 11-15 | 484 | $860,000 | $1,775 | $1,971 | Dec 2025 | Resale |
| MIDWOOD | 23 | OCR | 1 | 21-25 | 549 | $1,050,000 | $1,913 | $2,124 | Dec 2025 | Resale |
| MIDWOOD | 23 | OCR | 3 | 16-20 | 990 | $1,900,000 | $1,919 | $2,131 | Dec 2025 | Resale |
| MIDWOOD | 23 | OCR | 2 | 21-25 | 689 | $1,388,000 | $2,015 | $2,237 | Nov 2025 | Resale |
| MIDWOOD | 23 | OCR | 2 | 21-25 | 689 | $1,385,000 | $2,010 | $2,232 | Nov 2025 | Resale |
| MIDWOOD | 23 | OCR | 2 | 21-25 | 689 | $1,390,000 | $2,018 | $2,241 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.