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).
Could not load schools, MRT, and supply data right now.
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,313 | $1,635,000 | $1,245 | — | Mar 2026 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,313 | $1,637,000 | $1,247 | — | Jan 2026 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,335 | $1,635,000 | $1,225 | — | Dec 2025 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,335 | $1,655,000 | $1,240 | — | Oct 2025 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,313 | $1,618,000 | $1,232 | — | Oct 2025 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,335 | $1,650,000 | $1,236 | — | Sep 2025 | Resale |
| NORTHWOOD | 27 | OCR | 4 | 01-05 | 1,636 | $1,988,888 | $1,216 | — | Jul 2025 | Resale |
| NORTHWOOD | 27 | OCR | 4 | 01-05 | 2,336 | $2,488,000 | $1,065 | — | Jun 2025 | Resale |
| NORTHWOOD | 27 | OCR | 2 | 01-05 | 1,130 | $1,370,000 | $1,212 | — | Feb 2025 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,335 | $1,628,000 | $1,220 | — | Dec 2024 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,313 | $1,608,000 | $1,224 | — | Aug 2024 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,335 | $1,600,000 | $1,199 | — | Aug 2024 | Resale |
| NORTHWOOD | 27 | OCR | 4* | 01-05 | 1,453 | $1,700,000 | $1,170 | — | Jul 2024 | Resale |
| NORTHWOOD | 27 | OCR | 2 | 01-05 | 1,130 | $1,250,000 | $1,106 | — | Dec 2023 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,991 | $2,190,000 | $1,100 | — | Oct 2023 | Resale |
| NORTHWOOD | 27 | OCR | 5* | 01-05 | 1,604 | $1,525,000 | $951 | — | Sep 2023 | Resale |
| NORTHWOOD | 27 | OCR | 4 | 01-05 | 1,636 | $1,520,000 | $929 | — | Jul 2023 | Resale |
| NORTHWOOD | 27 | OCR | 3 | 01-05 | 1,313 | $1,600,000 | $1,218 | — | Jul 2023 | Resale |
| NORTHWOOD | 27 | OCR | 4 | 01-05 | 2,228 | $2,250,000 | $1,010 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.