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 HEIGHTS | 23 | OCR | 2 | 21-25 | 1,023 | $1,220,000 | $1,193 | $1,481 | Apr 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 11-15 | 1,023 | $1,050,000 | $1,027 | $1,275 | Apr 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 01-05 | 1,023 | $1,010,000 | $988 | $1,226 | Mar 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 21-25 | 1,023 | $1,090,000 | $1,066 | $1,323 | Mar 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 21-25 | 1,023 | $1,038,000 | $1,015 | $1,260 | Feb 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 01-05 | 1,023 | $1,010,000 | $988 | $1,226 | Jan 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 3 | 06-10 | 1,163 | $1,350,000 | $1,161 | $1,441 | Jan 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 06-10 | 1,023 | $1,050,000 | $1,027 | $1,275 | Jan 2026 | Resale |
| REGENT HEIGHTS | 23 | OCR | 3 | 16-20 | 1,173 | $1,330,000 | $1,134 | $1,408 | Oct 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 06-10 | 1,023 | $1,050,000 | $1,027 | $1,275 | Oct 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 01-05 | 1,023 | $1,050,000 | $1,027 | $1,275 | Sep 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 16-20 | 1,023 | $1,090,000 | $1,066 | $1,323 | Sep 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 3 | 01-05 | 1,163 | $1,310,000 | $1,127 | $1,399 | Aug 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 06-10 | 1,023 | $983,880 | $962 | $1,194 | Aug 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 3 | 16-20 | 1,173 | $1,368,000 | $1,166 | $1,447 | Aug 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 16-20 | 1,023 | $1,080,000 | $1,056 | $1,311 | Jul 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 16-20 | 1,023 | $1,085,000 | $1,061 | $1,317 | Jul 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 3 | 21-25 | 1,173 | $1,350,000 | $1,151 | $1,429 | Jun 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 2 | 06-10 | 1,023 | $950,000 | $929 | $1,153 | Jun 2025 | Resale |
| REGENT HEIGHTS | 23 | OCR | 3 | 16-20 | 1,163 | $1,350,000 | $1,161 | $1,441 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.