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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PALM GARDENS | 23 | OCR | 3 | 06-10 | 1,216 | $1,292,000 | $1,062 | $1,309 | Mar 2026 | Resale |
| PALM GARDENS | 23 | OCR | 2 | 06-10 | 958 | $1,010,000 | $1,054 | $1,299 | Feb 2026 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 06-10 | 1,206 | $1,280,000 | $1,062 | $1,309 | Jan 2026 | Resale |
| PALM GARDENS | 23 | OCR | 4 | 01-05 | 1,432 | $1,580,000 | $1,104 | $1,361 | Dec 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 01-05 | 1,206 | $1,300,000 | $1,078 | $1,329 | Dec 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3* | 01-05 | 980 | $978,000 | $998 | $1,230 | Nov 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 01-05 | 1,206 | $1,100,000 | $912 | $1,124 | Nov 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 06-10 | 1,216 | $1,238,000 | $1,018 | $1,255 | Nov 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 11-15 | 1,206 | $1,280,000 | $1,062 | $1,309 | Nov 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 11-15 | 1,216 | $1,275,000 | $1,048 | $1,292 | Oct 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 06-10 | 1,216 | $1,270,000 | $1,044 | $1,287 | Oct 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 11-15 | 1,206 | $1,321,888 | $1,096 | $1,351 | Sep 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 01-05 | 1,206 | $1,315,000 | $1,091 | $1,345 | Aug 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 16-20 | 1,206 | $1,310,000 | $1,087 | $1,340 | Aug 2025 | Resale |
| PALM GARDENS | 23 | OCR | 4 | 11-15 | 1,432 | $1,570,000 | $1,097 | $1,352 | Jul 2025 | Resale |
| PALM GARDENS | 23 | OCR | 4 | 06-10 | 1,432 | $1,800,000 | $1,257 | $1,549 | Jul 2025 | Resale |
| PALM GARDENS | 23 | OCR | 4 | 11-15 | 1,432 | $1,600,000 | $1,118 | $1,378 | Jul 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 11-15 | 1,206 | $1,338,000 | $1,110 | $1,368 | Jul 2025 | Resale |
| PALM GARDENS | 23 | OCR | 4 | 06-10 | 1,345 | $1,408,888 | $1,047 | $1,291 | Jun 2025 | Resale |
| PALM GARDENS | 23 | OCR | 3 | 16-20 | 1,206 | $1,322,800 | $1,097 | $1,352 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.