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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| NORTH GAIA | 27 | OCR | 3 | 06-10 | 969 | $1,429,000 | $1,475 | — | Jul 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 11-15 | 980 | $1,403,000 | $1,432 | — | Jun 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,001 | $1,412,000 | $1,411 | — | Jun 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,313 | $1,893,000 | $1,442 | — | Apr 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,033 | $1,463,000 | $1,416 | — | Apr 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,066 | $1,536,000 | $1,441 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 980 | $1,298,000 | $1,325 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,389 | $1,926,000 | $1,387 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 06-10 | 958 | $1,341,000 | $1,400 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,033 | $1,498,000 | $1,450 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,033 | $1,419,000 | $1,373 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,313 | $1,936,000 | $1,474 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,033 | $1,429,000 | $1,383 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 06-10 | 958 | $1,355,000 | $1,414 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,335 | $1,920,000 | $1,439 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,313 | $1,926,000 | $1,467 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,066 | $1,562,000 | $1,466 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 3 | 01-05 | 1,001 | $1,447,000 | $1,445 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,313 | $1,792,000 | $1,365 | — | Mar 2025 | New Sale |
| NORTH GAIA | 27 | OCR | 4 | 01-05 | 1,313 | $1,810,000 | $1,378 | — | Mar 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.