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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OLEANDER TOWERS | 12 | RCR | 3 | 11-15 | 1,152 | $1,855,000 | $1,611 | $2,000 | Mar 2026 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 16-20 | 1,152 | $1,860,000 | $1,615 | $2,005 | Feb 2026 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 11-15 | 1,152 | $1,880,000 | $1,632 | $2,026 | Nov 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 21-25 | 1,152 | $1,900,000 | $1,650 | $2,048 | Nov 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 2 | 16-20 | 893 | $1,400,000 | $1,567 | $1,945 | Nov 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 4 | 01-05 | 1,819 | $2,600,000 | $1,429 | $1,774 | Oct 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 4 | 06-10 | 1,453 | $2,300,000 | $1,583 | $1,965 | Oct 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 4 | 06-10 | 1,464 | $2,408,000 | $1,645 | $2,042 | Oct 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 11-15 | 1,152 | $1,800,000 | $1,563 | $1,940 | Jul 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 16-20 | 1,141 | $1,800,000 | $1,578 | $1,959 | Jun 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 06-10 | 1,152 | $1,780,000 | $1,545 | $1,918 | Jun 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 16-20 | 1,141 | $1,715,000 | $1,503 | $1,866 | May 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 2 | 11-15 | 893 | $1,360,000 | $1,522 | $1,889 | May 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 2 | 21-25 | 893 | $1,400,000 | $1,567 | $1,945 | Apr 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 21-25 | 1,141 | $1,650,000 | $1,446 | $1,795 | Jan 2025 | Resale |
| OLEANDER TOWERS | 12 | RCR | 2 | 11-15 | 861 | $1,390,000 | $1,614 | $2,003 | Nov 2024 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 16-20 | 1,141 | $1,780,000 | $1,560 | $1,936 | Sep 2024 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 01-05 | 1,227 | $1,740,000 | $1,418 | $1,760 | May 2024 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 01-05 | 1,152 | $1,700,000 | $1,476 | $1,832 | Mar 2024 | Resale |
| OLEANDER TOWERS | 12 | RCR | 3 | 06-10 | 1,152 | $1,700,000 | $1,476 | $1,832 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.