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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| MONTROSA | 23 | OCR | 3 | 06-10 | 1,152 | $1,490,000 | $1,294 | — | Feb 2026 | Resale |
| MONTROSA | 23 | OCR | 2 | 06-10 | 947 | $1,200,000 | $1,267 | — | Jan 2026 | Resale |
| MONTROSA | 23 | OCR | 4 | 06-10 | 3,122 | $2,900,000 | $929 | — | Jan 2026 | Resale |
| MONTROSA | 23 | OCR | 3 | 01-05 | 1,152 | $1,450,000 | $1,259 | — | Aug 2025 | Resale |
| MONTROSA | 23 | OCR | 3 | 01-05 | 1,335 | $1,700,000 | $1,274 | — | Jul 2025 | Resale |
| MONTROSA | 23 | OCR | 3 | 01-05 | 1,184 | $1,450,000 | $1,225 | — | Mar 2025 | Resale |
| MONTROSA | 23 | OCR | 3 | 01-05 | 1,345 | $1,480,000 | $1,100 | — | Feb 2025 | Resale |
| MONTROSA | 23 | OCR | 2 | 01-05 | 861 | $1,238,000 | $1,438 | — | Feb 2025 | Resale |
| MONTROSA | 23 | OCR | 3 | 01-05 | 1,195 | $1,430,000 | $1,197 | — | Jan 2025 | Resale |
| MONTROSA | 23 | OCR | 3 | 06-10 | 1,184 | $1,515,000 | $1,280 | — | Nov 2024 | Resale |
| MONTROSA | 23 | OCR | 2 | 06-10 | 861 | $1,220,000 | $1,417 | — | Nov 2024 | Resale |
| MONTROSA | 23 | OCR | 3 | 01-05 | 1,216 | $1,480,000 | $1,217 | — | Mar 2024 | Resale |
| MONTROSA | 23 | OCR | 3 | 06-10 | 1,216 | $1,570,000 | $1,291 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.