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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PRESTO@UPPER SERANGOON | 19 | OCR | 2* | 01-05 | 840 | $1,220,000 | $1,453 | $1,453 | Dec 2025 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 420 | $730,000 | $1,739 | $1,739 | Dec 2025 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 3* | 01-05 | 915 | $1,128,000 | $1,233 | $1,233 | Sep 2025 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 431 | $748,000 | $1,737 | $1,737 | Aug 2025 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 420 | $725,000 | $1,727 | $1,727 | Jun 2025 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 431 | $730,000 | $1,695 | $1,695 | Nov 2024 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 420 | $670,000 | $1,596 | $1,596 | Oct 2024 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 2* | 01-05 | 818 | $1,200,000 | $1,467 | $1,467 | Oct 2024 | Resale |
| PRESTO@UPPER SERANGOON | 19 | OCR | 1* | 01-05 | 484 | $720,000 | $1,486 | $1,486 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.