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 SOPHIA | 9 | CCR | 2 | 01-05 | 689 | $2,070,000 | $3,005 | $3,005 | Feb 2026 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 635 | $1,906,000 | $3,001 | $3,001 | Feb 2026 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 667 | $2,100,000 | $3,147 | $3,147 | Feb 2026 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 646 | $1,724,940 | $2,671 | $2,671 | Jan 2026 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 667 | $2,179,500 | $3,266 | $3,266 | Nov 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 689 | $1,945,620 | $2,824 | $2,824 | Nov 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 646 | $1,750,680 | $2,711 | $2,711 | Oct 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 646 | $1,768,140 | $2,738 | $2,738 | Oct 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 635 | $1,712,070 | $2,696 | $2,696 | Oct 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 689 | $1,962,450 | $2,849 | $2,849 | Oct 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 635 | $1,678,140 | $2,642 | $2,642 | Oct 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 635 | $1,753,380 | $2,761 | $2,761 | Oct 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 657 | $1,725,990 | $2,629 | $2,629 | Sep 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 657 | $1,763,550 | $2,686 | $2,686 | Sep 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 635 | $1,737,810 | $2,736 | $2,736 | Sep 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 646 | $1,735,020 | $2,686 | $2,686 | Sep 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 667 | $2,020,000 | $3,027 | $3,027 | Sep 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 657 | $1,780,020 | $2,711 | $2,711 | Aug 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 581 | $1,566,180 | $2,695 | $2,695 | Aug 2025 | New Sale |
| ORCHARD SOPHIA | 9 | CCR | 2 | 01-05 | 581 | $1,593,700 | $2,742 | $2,742 | Aug 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.