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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 06-10 | 431 | $800,888 | $1,860 | $2,085 | Apr 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,163 | $2,050,000 | $1,763 | $1,976 | Feb 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 11-15 | 969 | $1,880,000 | $1,941 | $2,175 | Jan 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,152 | $2,020,000 | $1,754 | $1,966 | Jan 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 11-15 | 883 | $1,800,000 | $2,039 | $2,285 | Jan 2026 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 11-15 | 915 | $1,600,000 | $1,749 | $1,960 | Dec 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,109 | $2,188,000 | $1,974 | $2,212 | Nov 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 06-10 | 969 | $1,880,000 | $1,941 | $2,175 | Oct 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 431 | $800,000 | $1,858 | $2,082 | Oct 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 570 | $950,888 | $1,667 | $1,868 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,098 | $2,088,000 | $1,902 | $2,132 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 06-10 | 624 | $1,150,000 | $1,842 | $2,064 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 06-10 | 700 | $1,362,000 | $1,947 | $2,182 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,001 | $1,930,800 | $1,929 | $2,162 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 01-05 | 452 | $778,000 | $1,721 | $1,929 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 01-05 | 732 | $1,330,000 | $1,817 | $2,036 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 624 | $1,136,000 | $1,820 | $2,040 | Sep 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 1 | 11-15 | 431 | $770,000 | $1,788 | $2,004 | Aug 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 11-15 | 700 | $1,358,000 | $1,941 | $2,175 | Aug 2025 | Resale |
| NORTH PARK RESIDENCES | 27 | OCR | 2 | 01-05 | 700 | $1,350,000 | $1,930 | $2,163 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.