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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ROSEWOOD | 25 | OCR | 4* | 06-10 | 1,475 | $1,600,000 | $1,085 | $1,305 | Apr 2026 | Resale |
| ROSEWOOD | 25 | OCR | 5* | 16-20 | 2,745 | $2,420,000 | $882 | $1,061 | Mar 2026 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 01-05 | 1,173 | $1,350,000 | $1,151 | $1,385 | Nov 2025 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 11-15 | 1,012 | $1,060,000 | $1,048 | $1,261 | Oct 2025 | Resale |
| ROSEWOOD | 25 | OCR | 5* | 01-05 | 1,625 | $1,568,888 | $965 | $1,161 | Oct 2025 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 06-10 | 1,173 | $1,278,000 | $1,089 | $1,310 | Oct 2025 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 06-10 | 1,173 | $1,270,000 | $1,082 | $1,302 | Sep 2025 | Resale |
| ROSEWOOD | 25 | OCR | 5* | 16-20 | 2,153 | $1,928,000 | $896 | $1,078 | Jun 2025 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 11-15 | 1,012 | $1,085,000 | $1,072 | $1,290 | Apr 2025 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 06-10 | 1,173 | $1,270,000 | $1,082 | $1,302 | Mar 2025 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 11-15 | 1,012 | $1,090,000 | $1,077 | $1,296 | Nov 2024 | Resale |
| ROSEWOOD | 25 | OCR | 4* | 01-05 | 1,475 | $1,620,000 | $1,099 | $1,322 | Oct 2024 | Resale |
| ROSEWOOD | 25 | OCR | 4* | 01-05 | 1,550 | $1,480,888 | $955 | $1,149 | Oct 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 16-20 | 1,173 | $1,280,000 | $1,091 | $1,312 | Sep 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 01-05 | 1,173 | $1,200,000 | $1,023 | $1,231 | Sep 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 11-15 | 1,012 | $1,078,000 | $1,065 | $1,281 | Aug 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 06-10 | 1,173 | $1,268,888 | $1,082 | $1,302 | Jul 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 11-15 | 1,012 | $1,070,000 | $1,058 | $1,273 | Jul 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 01-05 | 1,173 | $1,120,000 | $955 | $1,149 | Jun 2024 | Resale |
| ROSEWOOD | 25 | OCR | 3* | 06-10 | 1,184 | $1,200,000 | $1,013 | $1,219 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.