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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NIM COLLECTION | 28 | OCR | 5* | - | 1,687 | $3,800,000 | $2,253 | $2,516 | Oct 2025 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,740,000 | $2,316 | $2,586 | Jun 2025 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,780,000 | $2,341 | $2,614 | Apr 2025 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,972 | $3,800,000 | $1,927 | $2,152 | Feb 2025 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,687 | $3,620,000 | $2,146 | $2,397 | Jan 2025 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 3,009 | $4,780,000 | $1,589 | $1,774 | Jan 2025 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,914 | $3,788,000 | $1,979 | $2,210 | Nov 2024 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,687 | $3,800,000 | $2,253 | $2,516 | Dec 2023 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,700,000 | $2,292 | $2,560 | Nov 2023 | Resale |
| NIM COLLECTION | 28 | OCR | 5* | - | 2,335 | $4,350,000 | $1,863 | $2,080 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.