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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NINE RESIDENCES | 27 | OCR | 1 | 01-05 | 570 | $766,000 | $1,343 | $1,516 | Feb 2026 | Resale |
| NINE RESIDENCES | 27 | OCR | 3 | 06-10 | 904 | $1,250,000 | $1,382 | $1,560 | Feb 2026 | Resale |
| NINE RESIDENCES | 27 | OCR | 3 | 06-10 | 926 | $1,200,000 | $1,296 | $1,463 | Jan 2026 | Resale |
| NINE RESIDENCES | 27 | OCR | 3 | 01-05 | 915 | $1,180,000 | $1,290 | $1,456 | Nov 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 06-10 | 700 | $940,000 | $1,344 | $1,517 | Oct 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 1 | 01-05 | 549 | $766,000 | $1,395 | $1,575 | Oct 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 01-05 | 700 | $918,000 | $1,312 | $1,481 | Oct 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 5 | 06-10 | 1,356 | $1,680,000 | $1,239 | $1,399 | Oct 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 4 | 06-10 | 1,173 | $1,550,000 | $1,321 | $1,491 | Aug 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 11-15 | 700 | $972,000 | $1,389 | $1,568 | Jul 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 11-15 | 710 | $1,000,000 | $1,408 | $1,590 | Jun 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 06-10 | 700 | $935,000 | $1,336 | $1,508 | May 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 11-15 | 710 | $972,000 | $1,368 | $1,544 | Mar 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 11-15 | 710 | $920,000 | $1,295 | $1,462 | Feb 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 06-10 | 710 | $930,000 | $1,309 | $1,478 | Feb 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 3 | 06-10 | 926 | $1,168,888 | $1,263 | $1,426 | Jan 2025 | Resale |
| NINE RESIDENCES | 27 | OCR | 2 | 11-15 | 710 | $927,500 | $1,306 | $1,474 | Nov 2024 | Resale |
| NINE RESIDENCES | 27 | OCR | 5* | 01-05 | 1,884 | $2,400,000 | $1,274 | $1,438 | Nov 2024 | Resale |
| NINE RESIDENCES | 27 | OCR | 3 | 11-15 | 990 | $1,370,000 | $1,383 | $1,561 | Sep 2024 | Resale |
| NINE RESIDENCES | 27 | OCR | 1 | 11-15 | 570 | $760,000 | $1,332 | $1,504 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.