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 GARDENS | 28 | OCR | 5* | 06-10 | 1,830 | $2,630,000 | $1,437 | $1,437 | Oct 2025 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 01-05 | 1,830 | $2,520,000 | $1,377 | $1,377 | Sep 2025 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 01-05 | 2,217 | $2,750,000 | $1,240 | $1,240 | Jun 2025 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 01-05 | 1,830 | $2,400,000 | $1,312 | $1,312 | Apr 2025 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 06-10 | 1,830 | $2,468,000 | $1,349 | $1,349 | Dec 2024 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 01-05 | 1,830 | $2,225,000 | $1,216 | $1,216 | Oct 2024 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 01-05 | 1,830 | $2,350,000 | $1,284 | $1,284 | Sep 2024 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 06-10 | 1,830 | $2,199,888 | $1,202 | $1,202 | May 2024 | Resale |
| NIM GARDENS | 28 | OCR | 5* | 01-05 | 1,830 | $2,250,000 | $1,230 | $1,230 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.