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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NANYANG PARK | 19 | OCR | 5* | - | 2,263 | $4,850,000 | $2,144 | $2,257 | Jun 2025 | Resale |
| NANYANG PARK | 19 | OCR | 5* | - | 3,261 | $5,280,000 | $1,619 | $1,704 | Mar 2025 | Resale |
| NANYANG PARK | 19 | OCR | 5* | - | 2,351 | $3,600,000 | $1,531 | $1,612 | Sep 2024 | Resale |
| NANYANG PARK | 19 | OCR | 5* | - | 2,351 | $3,737,373 | $1,590 | $1,674 | Sep 2024 | Resale |
| NANYANG PARK | 19 | OCR | 5* | - | 2,347 | $3,288,888 | $1,402 | $1,476 | May 2024 | Resale |
| NANYANG PARK | 19 | OCR | 5* | - | 2,982 | $6,800,000 | $2,281 | $2,401 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.