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 |
|---|---|---|---|---|---|---|---|---|---|---|
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,890,000 | $2,409 | $2,669 | Jun 2025 | Sub Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 2,605 | $4,798,000 | $1,842 | $2,041 | Jun 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 2,153 | $4,319,000 | $2,006 | $2,223 | Jun 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 3,003 | $5,395,000 | $1,796 | $1,990 | May 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,878,000 | $2,402 | $2,661 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,883,000 | $2,405 | $2,665 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,890,000 | $2,409 | $2,669 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,876,000 | $2,401 | $2,660 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,860,000 | $2,391 | $2,649 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,953,000 | $2,448 | $2,712 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,960,000 | $2,453 | $2,718 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,941,000 | $2,441 | $2,705 | Mar 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,895,000 | $2,412 | $2,673 | Feb 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,888,000 | $2,408 | $2,668 | Feb 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,890,000 | $2,409 | $2,669 | Jan 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,898,000 | $2,414 | $2,675 | Jan 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,918,000 | $2,427 | $2,689 | Jan 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,903,000 | $2,417 | $2,678 | Jan 2025 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,853,000 | $2,386 | $2,644 | Dec 2024 | New Sale |
| POLLEN COLLECTION | 28 | OCR | 5* | - | 1,615 | $3,908,000 | $2,420 | $2,681 | Dec 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.