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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| PARC CENTRAL RESIDENCES | 18 | OCR | 3 | 11-15 | 936 | $1,448,000 | $1,546 | — | Jul 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 4 | 11-15 | 1,206 | $1,932,000 | $1,603 | — | May 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 4 | 11-15 | 1,119 | $1,746,000 | $1,560 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 4 | 01-05 | 1,227 | $1,826,000 | $1,488 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 3 | 11-15 | 926 | $1,555,000 | $1,680 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 3 | 06-10 | 926 | $1,394,000 | $1,506 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 3 | 11-15 | 926 | $1,434,000 | $1,549 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 3 | 06-10 | 926 | $1,501,000 | $1,621 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 3 | 01-05 | 926 | $1,455,000 | $1,572 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 5 | 11-15 | 1,464 | $2,350,000 | $1,605 | — | Mar 2024 | New Sale |
| PARC CENTRAL RESIDENCES | 18 | OCR | 4 | 16-20 | 1,270 | $1,812,000 | $1,427 | — | Mar 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.