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 ROSEWOOD | 25 | OCR | 5 | 01-05 | 2,325 | $1,930,000 | $830 | $944 | Apr 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 431 | $658,000 | $1,528 | $1,738 | Apr 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 775 | $900,000 | $1,161 | $1,321 | Apr 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 527 | $680,000 | $1,289 | $1,467 | Mar 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 506 | $668,000 | $1,320 | $1,502 | Mar 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 506 | $655,000 | $1,295 | $1,473 | Mar 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 3 | 01-05 | 1,851 | $1,608,888 | $869 | $989 | Feb 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 431 | $650,000 | $1,510 | $1,718 | Feb 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 431 | $640,000 | $1,486 | $1,691 | Feb 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 5 | 01-05 | 2,250 | $1,920,000 | $853 | $970 | Jan 2026 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 1,335 | $1,180,000 | $884 | $1,006 | Dec 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 603 | $838,000 | $1,390 | $1,581 | Dec 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 517 | $690,000 | $1,335 | $1,519 | Nov 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 603 | $865,000 | $1,435 | $1,633 | Nov 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 581 | $820,000 | $1,411 | $1,605 | Nov 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 743 | $900,000 | $1,212 | $1,379 | Oct 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 1 | 01-05 | 431 | $650,000 | $1,510 | $1,718 | Oct 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 1,259 | $1,130,000 | $897 | $1,021 | Oct 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 743 | $893,000 | $1,202 | $1,368 | Oct 2025 | Resale |
| PARC ROSEWOOD | 25 | OCR | 2 | 01-05 | 753 | $930,000 | $1,234 | $1,404 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.