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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 06-10 | 958 | $980,000 | $1,023 | $1,307 | Mar 2026 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 01-05 | 1,249 | $1,100,000 | $881 | $1,125 | Feb 2026 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 06-10 | 1,195 | $1,190,000 | $996 | $1,272 | Feb 2026 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 01-05 | 958 | $963,000 | $1,005 | $1,284 | Feb 2026 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 06-10 | 1,141 | $1,172,000 | $1,027 | $1,312 | Jan 2026 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 06-10 | 1,249 | $1,280,000 | $1,025 | $1,309 | Jan 2026 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 06-10 | 893 | $935,000 | $1,047 | $1,338 | Dec 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 06-10 | 893 | $950,000 | $1,063 | $1,358 | Dec 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 06-10 | 1,249 | $1,390,000 | $1,113 | $1,422 | Dec 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 01-05 | 958 | $970,000 | $1,013 | $1,294 | Nov 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 01-05 | 1,141 | $1,160,000 | $1,017 | $1,299 | Nov 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 06-10 | 958 | $1,020,000 | $1,065 | $1,361 | Sep 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 06-10 | 1,249 | $1,383,000 | $1,108 | $1,415 | Sep 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 01-05 | 958 | $980,000 | $1,023 | $1,307 | Sep 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 4 | 11-15 | 1,733 | $1,928,000 | $1,113 | $1,422 | Aug 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 4 | 11-15 | 1,830 | $1,850,000 | $1,011 | $1,292 | Jul 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 01-05 | 958 | $930,000 | $971 | $1,240 | Jul 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 01-05 | 958 | $935,000 | $976 | $1,247 | Jul 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 2 | 01-05 | 958 | $930,000 | $971 | $1,240 | Jun 2025 | Resale |
| ORCHID PARK CONDOMINIUM | 27 | OCR | 3 | 01-05 | 1,195 | $1,248,000 | $1,045 | $1,335 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.