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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE OXLEY RISE | 9 | CCR | 2 | 06-10 | 721 | $1,600,000 | $2,219 | $2,219 | Mar 2026 | Resale |
| ONE OXLEY RISE | 9 | CCR | 2 | 06-10 | 1,109 | $2,150,000 | $1,939 | $1,939 | Aug 2025 | Resale |
| ONE OXLEY RISE | 9 | CCR | 3* | 01-05 | 1,141 | $2,240,000 | $1,963 | $1,963 | Apr 2025 | Resale |
| ONE OXLEY RISE | 9 | CCR | 2 | 01-05 | 1,109 | $2,238,000 | $2,019 | $2,019 | Nov 2024 | Resale |
| ONE OXLEY RISE | 9 | CCR | 2 | 01-05 | 1,098 | $2,270,000 | $2,068 | $2,068 | Oct 2024 | Resale |
| ONE OXLEY RISE | 9 | CCR | 3 | 01-05 | 936 | $1,980,000 | $2,114 | $2,114 | Sep 2024 | Resale |
| ONE OXLEY RISE | 9 | CCR | 3 | 06-10 | 1,055 | $2,350,000 | $2,228 | $2,228 | May 2024 | Resale |
| ONE OXLEY RISE | 9 | CCR | 2 | 06-10 | 1,098 | $2,150,000 | $1,958 | $1,958 | May 2024 | Resale |
| ONE OXLEY RISE | 9 | CCR | 2 | 06-10 | 710 | $1,620,000 | $2,280 | $2,280 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.