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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINERY RESIDENCES | 16 | OCR | 2 | 06-10 | 635 | $1,604,000 | $2,526 | — | May 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 11-15 | 1,238 | $3,269,000 | $2,641 | — | May 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 01-05 | 861 | $2,198,000 | $2,553 | — | May 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 06-10 | 807 | $2,051,000 | $2,541 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 5 | 11-15 | 1,475 | $3,798,000 | $2,576 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 5 | 06-10 | 1,475 | $3,680,000 | $2,496 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 11-15 | 1,238 | $3,224,000 | $2,605 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 11-15 | 1,389 | $3,597,000 | $2,590 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 11-15 | 1,055 | $2,865,000 | $2,716 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 5 | 01-05 | 1,475 | $3,592,000 | $2,436 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 06-10 | 624 | $1,538,000 | $2,464 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 06-10 | 1,238 | $3,233,000 | $2,612 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 11-15 | 1,238 | $3,206,000 | $2,590 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 01-05 | 624 | $1,595,000 | $2,555 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 11-15 | 667 | $1,778,000 | $2,664 | — | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 06-10 | 861 | $2,201,000 | $2,556 | — | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 11-15 | 990 | $2,496,000 | $2,521 | — | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 11-15 | 624 | $1,634,000 | $2,617 | — | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 06-10 | 700 | $1,807,000 | $2,583 | — | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 06-10 | 1,055 | $2,564,000 | $2,431 | — | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.