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 II | 28 | OCR | 5* | - | 2,540 | $5,782,000 | $2,276 | $2,373 | Apr 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,220,000 | $2,614 | $2,726 | Apr 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,204,870 | $2,604 | $2,715 | Apr 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,192,000 | $2,596 | $2,707 | Apr 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,256,000 | $2,636 | $2,749 | Apr 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,733 | $4,376,000 | $2,525 | $2,633 | Apr 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,243,000 | $2,628 | $2,740 | Mar 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,219,000 | $2,613 | $2,725 | Mar 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,234,000 | $2,622 | $2,734 | Mar 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 2,422 | $4,903,000 | $2,024 | $2,111 | Mar 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,224,000 | $2,616 | $2,728 | Mar 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,231,000 | $2,620 | $2,732 | Feb 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,223,000 | $2,616 | $2,728 | Feb 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,208,000 | $2,606 | $2,717 | Jan 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,247,000 | $2,630 | $2,742 | Jan 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 2,422 | $4,873,510 | $2,012 | $2,098 | Jan 2026 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,215,000 | $2,611 | $2,723 | Dec 2025 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,163,595 | $2,579 | $2,689 | Dec 2025 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,176,000 | $2,586 | $2,697 | Dec 2025 | New Sale |
| POLLEN COLLECTION II | 28 | OCR | 5* | - | 1,615 | $4,220,790 | $2,614 | $2,726 | Dec 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.