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 PARK | 5 | OCR | 3 | 01-05 | 1,152 | $1,700,000 | $1,476 | $1,858 | Apr 2026 | Resale |
| REGENT PARK | 5 | OCR | 2 | 01-05 | 904 | $1,230,000 | $1,360 | $1,712 | Feb 2026 | Resale |
| REGENT PARK | 5 | OCR | 3 | 01-05 | 1,141 | $1,619,000 | $1,419 | $1,787 | Dec 2025 | Resale |
| REGENT PARK | 5 | OCR | 2 | 01-05 | 807 | $1,060,000 | $1,313 | $1,653 | Nov 2025 | Resale |
| REGENT PARK | 5 | OCR | 3 | 01-05 | 1,227 | $1,650,000 | $1,345 | $1,694 | Nov 2025 | Resale |
| REGENT PARK | 5 | OCR | 2 | 06-10 | 807 | $1,080,000 | $1,338 | $1,685 | Jul 2025 | Resale |
| REGENT PARK | 5 | OCR | 3 | 01-05 | 1,163 | $1,688,888 | $1,453 | $1,830 | May 2025 | Resale |
| REGENT PARK | 5 | OCR | 2 | 01-05 | 969 | $1,260,000 | $1,301 | $1,638 | Feb 2025 | Resale |
| REGENT PARK | 5 | OCR | 2 | 06-10 | 818 | $1,085,000 | $1,326 | $1,670 | Jan 2025 | Resale |
| REGENT PARK | 5 | OCR | 2 | 01-05 | 980 | $1,250,000 | $1,276 | $1,607 | Dec 2024 | Resale |
| REGENT PARK | 5 | OCR | 2 | 06-10 | 958 | $1,250,000 | $1,305 | $1,643 | Sep 2024 | Resale |
| REGENT PARK | 5 | OCR | 2 | 06-10 | 904 | $1,210,000 | $1,338 | $1,685 | Sep 2024 | Resale |
| REGENT PARK | 5 | OCR | 3 | 06-10 | 1,195 | $1,810,000 | $1,515 | $1,908 | Sep 2024 | Resale |
| REGENT PARK | 5 | OCR | 3 | 01-05 | 1,227 | $1,660,000 | $1,353 | $1,704 | Sep 2024 | Resale |
| REGENT PARK | 5 | OCR | 2 | 01-05 | 904 | $1,190,000 | $1,316 | $1,657 | Aug 2024 | Resale |
| REGENT PARK | 5 | OCR | 3 | 06-10 | 1,130 | $1,580,000 | $1,398 | $1,760 | Aug 2024 | Resale |
| REGENT PARK | 5 | OCR | 3 | 01-05 | 1,130 | $1,475,000 | $1,305 | $1,643 | Jul 2024 | Resale |
| REGENT PARK | 5 | OCR | 2 | 06-10 | 807 | $1,072,000 | $1,328 | $1,672 | May 2024 | Resale |
| REGENT PARK | 5 | OCR | 3 | 01-05 | 1,141 | $1,680,000 | $1,472 | $1,853 | May 2024 | Resale |
| REGENT PARK | 5 | OCR | 3 | 06-10 | 1,206 | $1,580,000 | $1,311 | $1,651 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.