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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OUE TWIN PEAKS | 9 | CCR | 3 | 31-35 | 1,604 | $3,800,000 | $2,369 | $2,706 | Apr 2026 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 2 | 31-35 | 1,055 | $2,500,000 | $2,370 | $2,708 | Apr 2026 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 06-10 | 549 | $1,050,000 | $1,913 | $2,185 | Mar 2026 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 3 | 01-05 | 1,604 | $3,320,000 | $2,070 | $2,365 | Mar 2026 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 16-20 | 570 | $1,230,000 | $2,156 | $2,463 | Feb 2026 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 26-30 | 549 | $1,195,000 | $2,177 | $2,487 | Jan 2026 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 01-05 | 549 | $1,050,000 | $1,913 | $2,185 | Dec 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 3 | 26-30 | 1,604 | $3,950,000 | $2,463 | $2,814 | Dec 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 11-15 | 570 | $1,200,000 | $2,103 | $2,403 | Nov 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 3 | 01-05 | 1,604 | $3,398,000 | $2,119 | $2,421 | Nov 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 26-30 | 549 | $1,195,000 | $2,177 | $2,487 | Oct 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 2 | 26-30 | 1,055 | $2,408,888 | $2,284 | $2,609 | Sep 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 21-25 | 570 | $1,250,000 | $2,191 | $2,503 | Sep 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 31-35 | 570 | $1,265,000 | $2,217 | $2,533 | Sep 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 16-20 | 549 | $1,088,000 | $1,982 | $2,264 | Sep 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 16-20 | 570 | $1,255,000 | $2,200 | $2,513 | Aug 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 3 | 11-15 | 1,604 | $3,550,000 | $2,213 | $2,528 | Jul 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 1 | 31-35 | 549 | $1,220,000 | $2,222 | $2,538 | Jul 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 3 | 26-30 | 1,604 | $3,680,000 | $2,295 | $2,622 | Jul 2025 | Resale |
| OUE TWIN PEAKS | 9 | CCR | 3 | 21-25 | 1,399 | $3,430,000 | $2,451 | $2,800 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.