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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MODENA | 18 | OCR | 3 | 06-10 | 1,442 | $1,820,000 | $1,262 | $1,545 | Feb 2026 | Resale |
| MODENA | 18 | OCR | 4 | 01-05 | 1,690 | $2,000,000 | $1,183 | $1,448 | Jan 2026 | Resale |
| MODENA | 18 | OCR | 3 | 06-10 | 1,410 | $1,735,000 | $1,230 | $1,506 | Nov 2025 | Resale |
| MODENA | 18 | OCR | 4 | 11-15 | 2,799 | $2,800,000 | $1,000 | $1,224 | Nov 2025 | Resale |
| MODENA | 18 | OCR | 3 | 06-10 | 1,410 | $1,803,888 | $1,279 | $1,565 | Oct 2025 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,561 | $1,910,000 | $1,224 | $1,498 | Oct 2025 | Resale |
| MODENA | 18 | OCR | 4 | 11-15 | 2,777 | $2,930,000 | $1,055 | $1,291 | Sep 2025 | Resale |
| MODENA | 18 | OCR | 4 | 11-15 | 2,799 | $2,750,000 | $983 | $1,203 | Jul 2025 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,410 | $1,725,000 | $1,223 | $1,497 | Jun 2025 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,410 | $1,720,000 | $1,220 | $1,493 | May 2025 | Resale |
| MODENA | 18 | OCR | 3 | 06-10 | 1,399 | $1,765,000 | $1,261 | $1,543 | Apr 2025 | Resale |
| MODENA | 18 | OCR | 4 | 06-10 | 1,690 | $2,240,000 | $1,325 | $1,622 | Mar 2025 | Resale |
| MODENA | 18 | OCR | 3 | 06-10 | 1,496 | $1,770,000 | $1,183 | $1,448 | Oct 2024 | Resale |
| MODENA | 18 | OCR | 3 | 06-10 | 1,399 | $1,720,000 | $1,229 | $1,504 | Aug 2024 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,399 | $1,750,000 | $1,251 | $1,531 | Mar 2024 | Resale |
| MODENA | 18 | OCR | 3 | 06-10 | 1,539 | $1,800,000 | $1,169 | $1,431 | Mar 2024 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,528 | $1,660,000 | $1,086 | $1,329 | Mar 2024 | Resale |
| MODENA | 18 | OCR | 2 | 01-05 | 969 | $1,265,000 | $1,306 | $1,599 | Mar 2024 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,572 | $1,740,000 | $1,107 | $1,355 | Aug 2023 | Resale |
| MODENA | 18 | OCR | 3 | 01-05 | 1,410 | $1,730,000 | $1,227 | $1,502 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.