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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ORCHARD SCOTTS | 9 | CCR | 2 | 16-20 | 936 | $2,090,000 | $2,232 | $2,670 | Mar 2026 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 2 | 01-05 | 958 | $1,918,000 | $2,002 | $2,395 | Nov 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 06-10 | 2,282 | $3,680,000 | $1,613 | $1,929 | Nov 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 3 | 06-10 | 1,873 | $3,200,000 | $1,709 | $2,044 | Oct 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 3 | 11-15 | 2,110 | $3,900,000 | $1,849 | $2,212 | Oct 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 3 | 06-10 | 2,174 | $3,850,000 | $1,771 | $2,118 | Sep 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 06-10 | 2,228 | $3,850,000 | $1,728 | $2,067 | Jun 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 06-10 | 2,282 | $3,900,000 | $1,709 | $2,044 | Mar 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 16-20 | 2,282 | $4,000,000 | $1,753 | $2,097 | Mar 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 01-05 | 2,228 | $3,780,000 | $1,696 | $2,029 | Feb 2025 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 3 | 01-05 | 1,109 | $2,250,000 | $2,029 | $2,427 | Sep 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 11-15 | 2,497 | $3,900,000 | $1,562 | $1,868 | Jul 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 3 | 16-20 | 2,336 | $4,000,000 | $1,713 | $2,049 | Jun 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 16-20 | 2,282 | $4,500,000 | $1,972 | $2,359 | May 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 06-10 | 2,282 | $3,980,000 | $1,744 | $2,086 | Apr 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 3 | 06-10 | 1,873 | $3,100,000 | $1,655 | $1,980 | Apr 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 2 | 01-05 | 1,044 | $2,050,000 | $1,963 | $2,348 | Jan 2024 | Resale |
| ORCHARD SCOTTS | 9 | CCR | 4 | 01-05 | 2,282 | $3,780,000 | $1,656 | $1,981 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.