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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 01-05 | 592 | $880,000 | $1,486 | — | Jun 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 06-10 | 592 | $915,000 | $1,546 | — | May 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 2 | 01-05 | 1,109 | $1,260,000 | $1,136 | — | Mar 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 11-15 | 614 | $905,000 | $1,475 | — | Mar 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 3 | 06-10 | 1,324 | $2,510,000 | $1,896 | — | Mar 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 2 | 06-10 | 1,281 | $1,630,000 | $1,273 | — | Mar 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 2 | 06-10 | 980 | $1,800,000 | $1,838 | — | Feb 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 4 | 11-15 | 2,669 | $3,720,000 | $1,394 | — | Jan 2026 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 2 | 06-10 | 980 | $1,880,000 | $1,919 | — | Dec 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 06-10 | 1,076 | $1,350,000 | $1,254 | — | Oct 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 3 | 06-10 | 1,432 | $2,650,000 | $1,851 | — | Aug 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 4 | 11-15 | 2,691 | $3,950,000 | $1,468 | — | Aug 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 01-05 | 603 | $1,180,000 | $1,958 | — | Aug 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 06-10 | 592 | $920,000 | $1,554 | — | Jun 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 06-10 | 592 | $918,000 | $1,551 | — | Apr 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 2 | 06-10 | 1,001 | $1,800,000 | $1,798 | — | Apr 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 1 | 01-05 | 592 | $920,000 | $1,554 | — | Mar 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 3 | 01-05 | 1,313 | $2,350,000 | $1,790 | — | Mar 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 2 | 06-10 | 980 | $1,830,000 | $1,868 | — | Feb 2025 | Resale |
| ONE-NORTH RESIDENCES | 5 | RCR | 3 | 06-10 | 1,335 | $2,300,000 | $1,723 | — | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.