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 PARK RESIDENCES | 27 | OCR | 1 | 06-10 | 635 | $1,240,000 | $1,953 | — | May 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 06-10 | 732 | $1,355,000 | $1,851 | — | Apr 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 01-05 | 775 | $1,350,000 | $1,742 | — | Apr 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 431 | $805,000 | $1,870 | — | Apr 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 06-10 | 431 | $800,888 | $1,860 | — | Apr 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,249 | $2,188,000 | $1,752 | — | Apr 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,163 | $2,050,000 | $1,763 | — | Feb 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 872 | $1,710,000 | $1,961 | — | Feb 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,152 | $2,020,000 | $1,754 | — | Jan 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 11-15 | 883 | $1,800,000 | $2,039 | — | Jan 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 11-15 | 969 | $1,880,000 | $1,941 | — | Jan 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 11-15 | 915 | $1,600,000 | $1,749 | — | Dec 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,109 | $2,188,000 | $1,974 | — | Nov 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 431 | $800,000 | $1,858 | — | Oct 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 06-10 | 969 | $1,880,000 | $1,941 | — | Oct 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,098 | $2,088,000 | $1,902 | — | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,001 | $1,930,800 | $1,929 | — | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 624 | $1,136,000 | $1,820 | — | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 01-05 | 732 | $1,330,000 | $1,817 | — | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 06-10 | 624 | $1,150,000 | $1,842 | — | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.