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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,647 | $3,750,000 | $2,277 | — | May 2026 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,658 | $3,810,000 | $2,298 | — | Apr 2026 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 2 | 01-05 | 1,249 | $3,080,000 | $2,467 | — | Mar 2026 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,615 | $3,568,000 | $2,210 | — | Feb 2026 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,647 | $3,700,000 | $2,247 | — | Feb 2026 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 5* | 01-05 | 1,948 | $3,980,000 | $2,043 | — | Feb 2026 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,625 | $3,750,000 | $2,307 | — | Dec 2025 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,625 | $3,300,000 | $2,030 | — | Nov 2025 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 2 | 01-05 | 1,249 | $3,188,000 | $2,553 | — | Sep 2025 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 5* | 06-10 | 1,604 | $3,350,000 | $2,089 | — | May 2025 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 2 | 01-05 | 1,249 | $3,150,000 | $2,523 | — | Apr 2025 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,668 | $3,720,000 | $2,230 | — | Apr 2025 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,647 | $3,650,000 | $2,216 | — | Oct 2024 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 4 | 01-05 | 1,636 | $3,650,000 | $2,231 | — | Jun 2024 | Resale |
| PINEWOOD GARDENS | 10 | CCR | 2 | 01-05 | 1,249 | $3,050,000 | $2,443 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.