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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OASIS @ ELIAS | 18 | OCR | 4 | 16-20 | 1,496 | $2,025,000 | $1,353 | $1,559 | Feb 2026 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 16-20 | 1,216 | $1,580,000 | $1,299 | $1,496 | Jan 2026 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 11-15 | 1,195 | $1,460,000 | $1,222 | $1,408 | Nov 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 11-15 | 1,216 | $1,470,000 | $1,209 | $1,393 | Oct 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 2 | 16-20 | 980 | $1,130,000 | $1,154 | $1,329 | Sep 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 01-05 | 1,281 | $1,410,000 | $1,101 | $1,268 | Aug 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 2 | 06-10 | 980 | $1,150,000 | $1,174 | $1,352 | Aug 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 06-10 | 1,216 | $1,450,000 | $1,192 | $1,373 | Jul 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 01-05 | 1,345 | $1,480,000 | $1,100 | $1,267 | Jul 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 06-10 | 1,281 | $1,495,000 | $1,167 | $1,344 | Jun 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 06-10 | 1,249 | $1,450,000 | $1,161 | $1,337 | Jun 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 2 | 01-05 | 980 | $1,080,000 | $1,103 | $1,271 | Mar 2025 | Resale |
| OASIS @ ELIAS | 18 | OCR | 2 | 06-10 | 980 | $1,100,000 | $1,123 | $1,294 | Nov 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 16-20 | 1,216 | $1,500,000 | $1,233 | $1,420 | Nov 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 2 | 01-05 | 980 | $1,020,000 | $1,041 | $1,199 | Nov 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 4 | 11-15 | 1,410 | $1,688,000 | $1,197 | $1,379 | Oct 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 11-15 | 1,206 | $1,480,000 | $1,228 | $1,415 | Oct 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 3 | 06-10 | 1,216 | $1,388,000 | $1,141 | $1,314 | Sep 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 4 | 11-15 | 1,475 | $1,965,000 | $1,333 | $1,536 | Sep 2024 | Resale |
| OASIS @ ELIAS | 18 | OCR | 2 | 06-10 | 980 | $1,094,000 | $1,117 | $1,287 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.