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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NAUNG RESIDENCE | 19 | OCR | 3* | 01-05 | 1,227 | $1,700,000 | $1,385 | $1,458 | Oct 2024 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 3* | 01-05 | 980 | $1,430,000 | $1,460 | $1,537 | Sep 2024 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 1* | 01-05 | 592 | $950,000 | $1,605 | $1,689 | Aug 2024 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 2* | 01-05 | 732 | $1,138,000 | $1,555 | $1,637 | Apr 2024 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 3* | 01-05 | 1,227 | $1,680,000 | $1,369 | $1,441 | Apr 2024 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 1* | 01-05 | 538 | $868,000 | $1,613 | $1,698 | Apr 2024 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 3* | 01-05 | 1,023 | $1,080,000 | $1,056 | $1,112 | Oct 2023 | Resale |
| NAUNG RESIDENCE | 19 | OCR | 1* | 01-05 | 538 | $849,000 | $1,577 | $1,660 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.