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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OKIO | 12 | RCR | 2 | 11-15 | 592 | $1,040,000 | $1,757 | $1,757 | Jan 2026 | Resale |
| OKIO | 12 | RCR | 1 | 11-15 | 420 | $790,000 | $1,882 | $1,882 | Jan 2026 | Resale |
| OKIO | 12 | RCR | 1 | 11-15 | 431 | $755,000 | $1,754 | $1,754 | Dec 2025 | Resale |
| OKIO | 12 | RCR | 1 | 16-20 | 431 | $790,000 | $1,835 | $1,835 | Nov 2025 | Resale |
| OKIO | 12 | RCR | 2 | 16-20 | 592 | $1,035,000 | $1,748 | $1,748 | Nov 2025 | Resale |
| OKIO | 12 | RCR | 1 | 06-10 | 420 | $763,000 | $1,818 | $1,818 | Aug 2025 | Resale |
| OKIO | 12 | RCR | 2 | 06-10 | 570 | $968,000 | $1,697 | $1,697 | Aug 2025 | Resale |
| OKIO | 12 | RCR | 1 | 11-15 | 431 | $810,000 | $1,881 | $1,881 | Jul 2025 | Resale |
| OKIO | 12 | RCR | 1 | 11-15 | 431 | $785,000 | $1,823 | $1,823 | Jan 2024 | Resale |
| OKIO | 12 | RCR | 1 | 01-05 | 463 | $800,000 | $1,728 | $1,728 | Dec 2023 | Resale |
| OKIO | 12 | RCR | 1 | 11-15 | 420 | $750,000 | $1,787 | $1,787 | Jul 2023 | Resale |
| OKIO | 12 | RCR | 1 | 06-10 | 431 | $758,000 | $1,761 | $1,761 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.