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 | 01-05 | 721 | $1,509,000 | $2,092 | $2,181 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 646 | $1,321,000 | $2,045 | $2,132 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 646 | $1,405,000 | $2,175 | $2,268 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 11-15 | 646 | $1,429,000 | $2,213 | $2,308 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 1 | 06-10 | 560 | $1,262,000 | $2,255 | $2,351 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 646 | $1,398,000 | $2,165 | $2,258 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 06-10 | 872 | $1,946,000 | $2,232 | $2,327 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 646 | $1,389,000 | $2,151 | $2,243 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 646 | $1,366,000 | $2,115 | $2,205 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 646 | $1,434,000 | $2,220 | $2,315 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 700 | $1,501,000 | $2,145 | $2,237 | Apr 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 646 | $1,366,000 | $2,115 | $2,205 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 06-10 | 1,001 | $2,234,000 | $2,232 | $2,327 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 646 | $1,421,000 | $2,200 | $2,294 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 721 | $1,506,000 | $2,088 | $2,177 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 11-15 | 872 | $1,883,000 | $2,160 | $2,274 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 06-10 | 721 | $1,571,000 | $2,178 | $2,271 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 06-10 | 872 | $1,957,000 | $2,245 | $2,341 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 2 | 01-05 | 646 | $1,374,000 | $2,127 | $2,218 | Mar 2026 | New Sale |
| NARRA RESIDENCES | 23 | OCR | 3 | 01-05 | 818 | $1,688,000 | $2,063 | $2,172 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.