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 GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,410 | $2,200,000 | $1,560 | $1,642 | Feb 2026 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,927 | $2,750,000 | $1,427 | $1,502 | Dec 2025 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 678 | $950,000 | $1,401 | $1,475 | Oct 2025 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,302 | $1,918,000 | $1,473 | $1,551 | Jun 2025 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,399 | $2,100,000 | $1,501 | $1,580 | Apr 2025 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,927 | $2,650,000 | $1,375 | $1,447 | Apr 2025 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,389 | $1,980,000 | $1,426 | $1,501 | Nov 2024 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,927 | $2,760,000 | $1,432 | $1,507 | Sep 2024 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,496 | $2,228,000 | $1,489 | $1,567 | Jul 2024 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,496 | $2,390,000 | $1,597 | $1,681 | Jul 2024 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,410 | $2,200,000 | $1,560 | $1,642 | Apr 2024 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,593 | $2,250,000 | $1,412 | $1,486 | Feb 2024 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,496 | $2,200,000 | $1,470 | $1,547 | Aug 2023 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,292 | $1,860,000 | $1,440 | $1,516 | Aug 2023 | Resale |
| PALM GROVE CONDOMINIUM | 19 | OCR | 3 | 01-05 | 1,345 | $2,048,000 | $1,522 | $1,602 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.