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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINERY RESIDENCES | 16 | OCR | 2 | 11-15 | 667 | $1,778,000 | $2,664 | $2,804 | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 5 | 01-05 | 1,475 | $3,592,000 | $2,436 | $2,564 | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 06-10 | 624 | $1,538,000 | $2,464 | $2,594 | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 11-15 | 1,055 | $2,865,000 | $2,716 | $2,859 | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 5 | 06-10 | 1,475 | $3,680,000 | $2,496 | $2,627 | Apr 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 06-10 | 700 | $1,700,000 | $2,430 | $2,558 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 06-10 | 1,195 | $2,986,000 | $2,499 | $2,631 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 01-05 | 872 | $2,070,000 | $2,374 | $2,499 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 11-15 | 1,141 | $3,028,000 | $2,654 | $2,794 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 11-15 | 1,012 | $2,556,000 | $2,526 | $2,659 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 01-05 | 872 | $2,192,000 | $2,514 | $2,646 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 01-05 | 1,141 | $2,898,000 | $2,540 | $2,674 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 4 | 06-10 | 1,238 | $3,037,000 | $2,453 | $2,582 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 06-10 | 1,055 | $2,743,000 | $2,600 | $2,737 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 06-10 | 861 | $2,201,000 | $2,556 | $2,691 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 11-15 | 990 | $2,496,000 | $2,521 | $2,654 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 11-15 | 624 | $1,634,000 | $2,617 | $2,755 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 2 | 06-10 | 700 | $1,807,000 | $2,583 | $2,719 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 3 | 06-10 | 1,055 | $2,564,000 | $2,431 | $2,559 | Mar 2026 | New Sale |
| PINERY RESIDENCES | 16 | OCR | 5 | 11-15 | 1,475 | $3,676,000 | $2,493 | $2,624 | 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.