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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 1,894 | $2,500,000 | $1,320 | $1,320 | Jul 2025 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 1,755 | $2,318,000 | $1,321 | $1,321 | Jul 2025 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 1,894 | $2,710,000 | $1,430 | $1,430 | Jul 2025 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 2,153 | $2,980,000 | $1,384 | $1,384 | Mar 2025 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 2,153 | $2,900,000 | $1,347 | $1,347 | Feb 2025 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 1,755 | $2,170,000 | $1,237 | $1,237 | Feb 2025 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | - | 3,046 | $2,990,000 | $982 | $982 | Dec 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 2,314 | $2,870,000 | $1,240 | $1,240 | Dec 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | - | 3,046 | $3,400,000 | $1,116 | $1,116 | Nov 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 1,755 | $2,288,000 | $1,304 | $1,304 | Nov 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 2,164 | $2,688,000 | $1,242 | $1,242 | Sep 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | - | 2,906 | $3,000,000 | $1,032 | $1,032 | Aug 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 1,894 | $2,680,000 | $1,415 | $1,415 | Jul 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 1,755 | $2,350,000 | $1,339 | $1,339 | Mar 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 01-05 | 1,755 | $2,350,000 | $1,339 | $1,339 | Feb 2024 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 2,153 | $2,700,000 | $1,254 | $1,254 | Oct 2023 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 2,390 | $3,100,000 | $1,297 | $1,297 | Aug 2023 | Resale |
| MIMOSA PARK | 28 | OCR | 5* | 06-10 | 1,755 | $2,200,000 | $1,254 | $1,254 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.