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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NORTHOAKS | 25 | OCR | 3 | 06-10 | 1,238 | $1,050,000 | $848 | $1,038 | Apr 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 06-10 | 1,249 | $1,150,000 | $921 | $1,127 | Mar 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 06-10 | 1,292 | $1,200,000 | $929 | $1,137 | Mar 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 06-10 | 1,238 | $1,120,000 | $905 | $1,108 | Feb 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 1,238 | $1,080,000 | $872 | $1,067 | Feb 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 01-05 | 1,238 | $1,050,000 | $848 | $1,038 | Feb 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 01-05 | 1,249 | $1,240,000 | $993 | $1,215 | Feb 2026 | Resale |
| NORTHOAKS | 25 | OCR | 2 | 01-05 | 1,173 | $1,060,000 | $903 | $1,105 | Jan 2026 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 01-05 | 1,292 | $1,150,000 | $890 | $1,089 | Dec 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 1,238 | $1,165,888 | $942 | $1,153 | Dec 2025 | Resale |
| NORTHOAKS | 25 | OCR | 4 | 11-15 | 1,475 | $1,488,000 | $1,009 | $1,235 | Nov 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 01-05 | 1,238 | $1,200,000 | $969 | $1,186 | Nov 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 2,347 | $1,988,888 | $848 | $1,038 | Oct 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 2,486 | $1,850,000 | $744 | $911 | Oct 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 06-10 | 1,249 | $1,180,000 | $945 | $1,157 | Oct 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 1,948 | $1,750,000 | $898 | $1,099 | Oct 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 1,292 | $1,345,000 | $1,041 | $1,274 | Sep 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 1,249 | $1,180,000 | $945 | $1,157 | Sep 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 2,271 | $1,830,000 | $806 | $987 | Aug 2025 | Resale |
| NORTHOAKS | 25 | OCR | 3 | 11-15 | 1,948 | $1,670,000 | $857 | $1,049 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.