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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARC GREENWICH | 28 | OCR | 4 | 11-15 | 1,206 | $1,880,000 | $1,559 | $1,638 | Sep 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 1,066 | $1,500,000 | $1,408 | $1,479 | Aug 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 958 | $1,330,000 | $1,388 | $1,458 | Aug 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 06-10 | 1,001 | $1,510,000 | $1,508 | $1,584 | Aug 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 1,066 | $1,558,000 | $1,462 | $1,536 | Mar 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 1,001 | $1,508,000 | $1,506 | $1,582 | Mar 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 06-10 | 1,001 | $1,360,000 | $1,359 | $1,428 | Feb 2024 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 1,001 | $1,298,000 | $1,297 | $1,362 | Dec 2023 | New Sale |
| PARC GREENWICH | 28 | OCR | 2 | 11-15 | 786 | $1,148,000 | $1,461 | $1,535 | Dec 2023 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 1,001 | $1,280,000 | $1,279 | $1,343 | Sep 2023 | New Sale |
| PARC GREENWICH | 28 | OCR | 3 | 01-05 | 1,066 | $1,420,000 | $1,333 | $1,400 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.