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 |
|---|---|---|---|---|---|---|---|---|---|---|
| OXLEY EDGE | 9 | CCR | 3* | 01-05 | 1,184 | $1,810,000 | $1,529 | $1,529 | Oct 2025 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 441 | $840,000 | $1,903 | $1,903 | Sep 2025 | Resale |
| OXLEY EDGE | 9 | CCR | 3* | 01-05 | 980 | $1,900,000 | $1,940 | $1,940 | Aug 2025 | Resale |
| OXLEY EDGE | 9 | CCR | 3* | 01-05 | 1,055 | $1,825,000 | $1,730 | $1,730 | Oct 2024 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 377 | $858,000 | $2,277 | $2,277 | Jun 2024 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 377 | $890,000 | $2,362 | $2,362 | Apr 2024 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 431 | $920,000 | $2,137 | $2,137 | Mar 2024 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 377 | $835,000 | $2,216 | $2,216 | Feb 2024 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 538 | $1,100,000 | $2,044 | $2,044 | Oct 2023 | Resale |
| OXLEY EDGE | 9 | CCR | 1* | 01-05 | 420 | $900,000 | $2,144 | $2,144 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.