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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NEPTUNE COURT | 15 | OCR | 5* | 16-20 | 1,636 | $1,900,000 | $1,161 | $1,662 | Mar 2026 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 11-15 | 1,636 | $1,750,000 | $1,070 | $1,532 | Feb 2026 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 06-10 | 1,270 | $1,268,000 | $998 | $1,417 | Feb 2026 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 06-10 | 1,636 | $1,880,000 | $1,149 | $1,645 | Dec 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 11-15 | 1,636 | $1,860,000 | $1,137 | $1,627 | Dec 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 21-25 | 1,270 | $1,400,000 | $1,102 | $1,565 | Dec 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 16-20 | 1,270 | $1,330,000 | $1,047 | $1,487 | Dec 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 16-20 | 1,636 | $1,920,000 | $1,174 | $1,680 | Nov 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 06-10 | 1,636 | $1,720,000 | $1,051 | $1,504 | Oct 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 16-20 | 1,636 | $1,700,000 | $1,039 | $1,487 | Oct 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 16-20 | 1,636 | $1,843,888 | $1,127 | $1,613 | Sep 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 06-10 | 1,636 | $1,550,000 | $947 | $1,356 | Sep 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 06-10 | 1,270 | $1,290,000 | $1,016 | $1,443 | Sep 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 11-15 | 1,636 | $1,910,000 | $1,167 | $1,670 | Aug 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 06-10 | 1,270 | $1,230,000 | $968 | $1,375 | Jul 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 21-25 | 1,270 | $1,400,000 | $1,102 | $1,565 | Jul 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 01-05 | 1,636 | $1,800,000 | $1,100 | $1,575 | Jun 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 5* | 06-10 | 1,636 | $1,700,000 | $1,039 | $1,487 | Jun 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 06-10 | 1,270 | $1,270,000 | $1,000 | $1,420 | Jun 2025 | Resale |
| NEPTUNE COURT | 15 | OCR | 4* | 06-10 | 1,270 | $1,270,000 | $1,000 | $1,420 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.