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 |
|---|---|---|---|---|---|---|---|---|---|---|
| REGENT GROVE | 23 | OCR | 4 | 11-15 | 1,345 | $1,430,000 | $1,063 | $1,301 | Jun 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 06-10 | 1,173 | $1,075,000 | $916 | $1,121 | May 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 11-15 | 1,163 | $1,200,000 | $1,032 | $1,263 | May 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 11-15 | 1,163 | $1,230,000 | $1,058 | $1,295 | May 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,163 | $1,165,000 | $1,002 | $1,226 | May 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 11-15 | 1,163 | $1,208,000 | $1,039 | $1,272 | Apr 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,195 | $1,040,000 | $870 | $1,065 | Apr 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 06-10 | 1,173 | $1,165,000 | $993 | $1,215 | Mar 2026 | Resale |
| REGENT GROVE | 23 | OCR | 4 | 11-15 | 1,259 | $1,260,000 | $1,000 | $1,224 | Jan 2026 | Resale |
| REGENT GROVE | 23 | OCR | 2 | 01-05 | 926 | $935,000 | $1,010 | $1,236 | Jan 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 11-15 | 1,173 | $1,220,000 | $1,040 | $1,273 | Jan 2026 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 11-15 | 1,195 | $1,190,000 | $996 | $1,219 | Dec 2025 | Resale |
| REGENT GROVE | 23 | OCR | 2 | 01-05 | 926 | $1,030,000 | $1,113 | $1,362 | Dec 2025 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,173 | $1,170,000 | $997 | $1,220 | Aug 2025 | Resale |
| REGENT GROVE | 23 | OCR | 2 | 11-15 | 926 | $1,070,000 | $1,156 | $1,415 | Aug 2025 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,195 | $1,150,000 | $963 | $1,179 | Aug 2025 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,550 | $1,349,000 | $870 | $1,065 | Jul 2025 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,163 | $1,250,000 | $1,075 | $1,316 | Jul 2025 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 01-05 | 1,173 | $1,100,000 | $938 | $1,148 | Jun 2025 | Resale |
| REGENT GROVE | 23 | OCR | 3 | 11-15 | 1,195 | $1,200,000 | $1,004 | $1,229 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.