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 GARDEN | 19 | RCR | 4 | 16-20 | 2,271 | $3,800,000 | $1,673 | $1,673 | Apr 2026 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 01-05 | 1,227 | $2,160,000 | $1,760 | $1,760 | Oct 2025 | Resale |
| OASIS GARDEN | 19 | RCR | 4 | 11-15 | 1,475 | $2,608,000 | $1,769 | $1,769 | Sep 2025 | Resale |
| OASIS GARDEN | 19 | RCR | 2 | 01-05 | 1,389 | $1,730,000 | $1,246 | $1,246 | Aug 2025 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 01-05 | 1,216 | $2,140,000 | $1,759 | $1,759 | Aug 2025 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 11-15 | 1,335 | $2,360,000 | $1,768 | $1,768 | Jul 2025 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 01-05 | 1,216 | $2,115,000 | $1,739 | $1,739 | Jul 2025 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 06-10 | 1,335 | $2,380,000 | $1,783 | $1,783 | Oct 2024 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 01-05 | 1,227 | $2,100,000 | $1,711 | $1,711 | Oct 2024 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 11-15 | 1,335 | $2,388,000 | $1,789 | $1,789 | Aug 2024 | Resale |
| OASIS GARDEN | 19 | RCR | 4 | 16-20 | 1,475 | $2,560,000 | $1,736 | $1,736 | May 2024 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 11-15 | 1,238 | $2,235,000 | $1,806 | $1,806 | Mar 2024 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 16-20 | 1,227 | $2,150,000 | $1,752 | $1,752 | Dec 2023 | Resale |
| OASIS GARDEN | 19 | RCR | 2 | 11-15 | 947 | $1,400,000 | $1,478 | $1,478 | Nov 2023 | Resale |
| OASIS GARDEN | 19 | RCR | 2 | 01-05 | 1,033 | $1,670,000 | $1,616 | $1,616 | Oct 2023 | Resale |
| OASIS GARDEN | 19 | RCR | 3 | 01-05 | 1,442 | $2,290,000 | $1,588 | $1,588 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.