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 ISLES | 17 | OCR | 1 | 01-05 | 560 | $728,000 | $1,301 | $1,480 | Apr 2026 | Resale |
| PALM ISLES | 17 | OCR | 1 | 01-05 | 506 | $668,000 | $1,320 | $1,502 | Mar 2026 | Resale |
| PALM ISLES | 17 | OCR | 1 | 01-05 | 560 | $748,000 | $1,336 | $1,520 | Mar 2026 | Resale |
| PALM ISLES | 17 | OCR | 2 | 01-05 | 786 | $935,000 | $1,190 | $1,354 | Feb 2026 | Resale |
| PALM ISLES | 17 | OCR | 2 | 01-05 | 947 | $1,170,000 | $1,235 | $1,405 | Feb 2026 | Resale |
| PALM ISLES | 17 | OCR | 1 | 01-05 | 517 | $710,000 | $1,374 | $1,563 | Feb 2026 | Resale |
| PALM ISLES | 17 | OCR | 2 | 01-05 | 807 | $952,500 | $1,180 | $1,343 | Jan 2026 | Resale |
| PALM ISLES | 17 | OCR | 2 | 01-05 | 786 | $970,000 | $1,234 | $1,404 | Dec 2025 | Resale |
| PALM ISLES | 17 | OCR | 3 | 01-05 | 1,324 | $1,688,000 | $1,275 | $1,451 | Nov 2025 | Resale |
| PALM ISLES | 17 | OCR | 1 | 06-10 | 517 | $728,000 | $1,409 | $1,603 | Oct 2025 | Resale |
| PALM ISLES | 17 | OCR | 4 | 01-05 | 3,014 | $2,660,000 | $883 | $1,005 | Oct 2025 | Resale |
| PALM ISLES | 17 | OCR | 1 | 01-05 | 506 | $680,000 | $1,344 | $1,529 | Oct 2025 | Resale |
| PALM ISLES | 17 | OCR | 3 | 01-05 | 1,141 | $1,380,000 | $1,209 | $1,376 | Oct 2025 | Resale |
| PALM ISLES | 17 | OCR | 2 | 06-10 | 807 | $978,000 | $1,211 | $1,378 | Oct 2025 | Resale |
| PALM ISLES | 17 | OCR | 2 | 06-10 | 786 | $953,000 | $1,213 | $1,380 | Oct 2025 | Resale |
| PALM ISLES | 17 | OCR | 3 | 01-05 | 990 | $1,200,000 | $1,212 | $1,379 | Sep 2025 | Resale |
| PALM ISLES | 17 | OCR | 3 | 01-05 | 990 | $1,230,000 | $1,242 | $1,413 | Sep 2025 | Resale |
| PALM ISLES | 17 | OCR | 3 | 01-05 | 990 | $1,230,000 | $1,242 | $1,413 | Aug 2025 | Resale |
| PALM ISLES | 17 | OCR | 3 | 01-05 | 990 | $1,241,000 | $1,253 | $1,426 | Aug 2025 | Resale |
| PALM ISLES | 17 | OCR | 4 | 01-05 | 3,014 | $2,680,000 | $889 | $1,011 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.