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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,335 | $2,739,000 | $2,052 | $2,144 | Jun 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,735,000 | $2,083 | $2,177 | Jun 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 11-15 | 1,335 | $2,778,000 | $2,081 | $2,175 | May 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,335 | $2,752,000 | $2,062 | $2,155 | May 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 01-05 | 1,313 | $2,668,000 | $2,032 | $2,123 | May 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 11-15 | 1,313 | $2,786,000 | $2,122 | $2,217 | May 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,335 | $2,712,000 | $2,032 | $2,123 | Apr 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,760,000 | $2,102 | $2,196 | Mar 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 01-05 | 1,313 | $2,694,000 | $2,051 | $2,143 | Mar 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 11-15 | 1,313 | $2,786,000 | $2,122 | $2,217 | Feb 2026 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,335 | $2,725,000 | $2,042 | $2,134 | Nov 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,773,000 | $2,112 | $2,207 | Nov 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 01-05 | 1,313 | $2,681,000 | $2,042 | $2,134 | Nov 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 01-05 | 1,313 | $2,707,000 | $2,061 | $2,169 | Oct 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,773,000 | $2,112 | $2,207 | Oct 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,756,000 | $2,099 | $2,193 | Aug 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,335 | $2,739,000 | $2,052 | $2,144 | Aug 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,335 | $2,752,000 | $2,062 | $2,155 | Aug 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,671,000 | $2,034 | $2,125 | Jul 2025 | New Sale |
| NORWOOD GRAND | 25 | OCR | 4 | 06-10 | 1,313 | $2,658,000 | $2,024 | $2,115 | Jul 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.