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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 4,510 | $4,018,000 | $891 | $991 | Aug 2025 | Resale |
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 4,510 | $3,700,000 | $820 | $912 | Aug 2025 | Resale |
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 6,469 | $5,500,000 | $850 | $946 | Apr 2025 | Resale |
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 4,510 | $4,112,000 | $912 | $1,015 | Dec 2024 | Resale |
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 4,510 | $4,088,000 | $906 | $1,008 | Aug 2024 | Resale |
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 4,510 | $4,500,000 | $998 | $1,110 | Apr 2024 | Resale |
| PARKWOOD COLLECTION | 19 | OCR | 5* | - | 4,801 | $4,050,000 | $844 | $939 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.