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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PASIR PANJANG GARDENS | 5 | OCR | 4* | - | 1,496 | $3,550,000 | $2,373 | $2,373 | Mar 2026 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 5* | - | 1,704 | $4,000,000 | $2,348 | $2,348 | Mar 2026 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 4* | - | 1,596 | $3,850,000 | $2,412 | $2,412 | Feb 2026 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 5* | - | 2,465 | $4,525,000 | $1,836 | $1,836 | May 2025 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 4* | - | 1,504 | $3,622,888 | $2,409 | $2,409 | May 2025 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 4* | - | 1,491 | $3,628,000 | $2,434 | $2,434 | Sep 2024 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 4* | - | 1,496 | $3,600,000 | $2,406 | $2,406 | Sep 2024 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 5* | - | 2,202 | $4,600,000 | $2,089 | $2,089 | Jul 2024 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 5* | - | 1,640 | $4,180,000 | $2,548 | $2,548 | Jun 2024 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 5* | - | 1,706 | $3,610,000 | $2,116 | $2,116 | Apr 2024 | Resale |
| PASIR PANJANG GARDENS | 5 | OCR | 5* | - | 1,640 | $3,100,000 | $1,890 | $1,890 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.