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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NARRA RESIDENCES | 23 | OCR | 2 | 11-15 | 646 | $1,437,000 | $2,225 | $2,320 | Jun 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 01-05 | 872 | $1,905,000 | $2,185 | $2,278 | Jun 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 11-15 | 646 | $1,450,000 | $2,245 | $2,341 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 06-10 | 1,001 | $2,269,000 | $2,267 | $2,364 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 01-05 | 872 | $1,905,000 | $2,185 | $2,278 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 721 | $1,527,000 | $2,117 | $2,208 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 700 | $1,469,000 | $2,100 | $2,190 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 4 | 06-10 | 1,152 | $2,618,000 | $2,273 | $2,370 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 700 | $1,477,000 | $2,111 | $2,201 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 721 | $1,568,000 | $2,174 | $2,267 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 721 | $1,506,000 | $2,088 | $2,177 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 721 | $1,498,000 | $2,077 | $2,166 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 689 | $1,496,000 | $2,172 | $2,265 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 721 | $1,536,000 | $2,130 | $2,221 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 01-05 | 1,023 | $2,112,000 | $2,065 | $2,153 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 1 | 11-15 | 560 | $1,284,000 | $2,294 | $2,392 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 4 | 06-10 | 1,152 | $2,664,000 | $2,313 | $2,412 | May 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 1 | 06-10 | 560 | $1,283,000 | $2,292 | $2,390 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 1 | 01-05 | 560 | $1,227,000 | $2,192 | $2,286 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 01-05 | 1,023 | $2,174,000 | $2,126 | $2,217 | Apr 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.