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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NEWEST | 5 | OCR | 2 | 01-05 | 635 | $1,000,888 | $1,576 | $1,659 | Mar 2026 | Resale |
| NEWEST | 5 | OCR | 1 | 06-10 | 474 | $756,000 | $1,596 | $1,680 | Oct 2025 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,519 | $2,760,000 | $1,096 | $1,154 | Sep 2025 | Resale |
| NEWEST | 5 | OCR | 1 | 06-10 | 474 | $780,000 | $1,647 | $1,734 | Sep 2025 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,551 | $2,730,000 | $1,070 | $1,126 | Aug 2025 | Resale |
| NEWEST | 5 | OCR | 1 | 01-05 | 463 | $745,000 | $1,610 | $1,695 | Aug 2025 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,400 | $2,650,000 | $1,104 | $1,162 | Jun 2025 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,476 | $2,680,000 | $1,083 | $1,140 | Jan 2025 | Resale |
| NEWEST | 5 | OCR | 1 | 06-10 | 527 | $800,000 | $1,517 | $1,597 | Aug 2024 | Resale |
| NEWEST | 5 | OCR | 2 | 06-10 | 635 | $1,088,888 | $1,715 | $1,805 | Jul 2024 | Resale |
| NEWEST | 5 | OCR | 2 | 06-10 | 678 | $1,050,000 | $1,548 | $1,629 | May 2024 | Resale |
| NEWEST | 5 | OCR | 2 | 06-10 | 893 | $1,308,800 | $1,465 | $1,542 | May 2024 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,400 | $2,480,000 | $1,033 | $1,087 | Jan 2024 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,519 | $2,800,000 | $1,112 | $1,171 | Jan 2024 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,863 | $2,700,000 | $943 | $993 | Dec 2023 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,551 | $2,620,000 | $1,027 | $1,081 | Aug 2023 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,400 | $2,400,000 | $1,000 | $1,053 | Jul 2023 | Resale |
| NEWEST | 5 | OCR | 4 | 01-05 | 2,433 | $2,488,000 | $1,023 | $1,077 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.