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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OPERA ESTATE | 15 | OCR | 5* | - | 2,912 | $7,000,000 | $2,404 | $2,404 | May 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,790 | $8,998,888 | $3,225 | $3,225 | May 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 1,633 | $4,250,000 | $2,603 | $2,603 | May 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,182 | $5,930,000 | $2,718 | $2,718 | May 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 4* | - | 1,393 | $4,168,000 | $2,992 | $2,992 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 3,002 | $6,800,000 | $2,265 | $2,265 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,051 | $4,900,000 | $2,390 | $2,390 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 6,251 | $10,700,000 | $1,712 | $1,712 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 3,328 | $5,200,000 | $1,562 | $1,562 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,895 | $6,950,888 | $2,401 | $2,401 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 1,894 | $3,200,000 | $1,689 | $1,689 | Apr 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 4* | - | 1,288 | $3,530,000 | $2,740 | $2,740 | Mar 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,158 | $4,125,000 | $1,911 | $1,911 | Mar 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,999 | $8,480,000 | $2,828 | $2,828 | Feb 2026 | New Sale |
| OPERA ESTATE | 15 | OCR | 4* | - | 1,296 | $4,250,000 | $3,279 | $3,279 | Feb 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 1,669 | $4,180,000 | $2,504 | $2,504 | Feb 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,422 | $4,880,000 | $2,015 | $2,015 | Feb 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 1,669 | $4,615,000 | $2,764 | $2,764 | Feb 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 3,001 | $8,066,000 | $2,688 | $2,688 | Feb 2026 | Resale |
| OPERA ESTATE | 15 | OCR | 5* | - | 2,333 | $5,000,000 | $2,144 | $2,144 | Feb 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.