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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,163 | $1,220,000 | $1,049 | — | Jan 2026 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,539 | $1,586,000 | $1,030 | — | Oct 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 990 | $1,070,000 | $1,081 | — | Sep 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 2 | 01-05 | 657 | $805,000 | $1,226 | — | Jul 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,066 | $1,108,000 | $1,040 | — | Jun 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,270 | $1,400,000 | $1,102 | — | May 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,550 | $1,488,000 | $960 | — | Apr 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 1 | 01-05 | 926 | $870,000 | $940 | — | Apr 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 4 | 01-05 | 1,894 | $1,880,000 | $992 | — | Feb 2025 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 990 | $1,060,000 | $1,070 | — | Dec 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 2 | 01-05 | 657 | $810,000 | $1,234 | — | Sep 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,098 | $1,200,000 | $1,093 | — | Aug 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,119 | $1,250,000 | $1,117 | — | Jul 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,173 | $1,235,000 | $1,053 | — | Jun 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 4 | 01-05 | 2,756 | $2,412,888 | $876 | — | Jun 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,550 | $1,525,000 | $984 | — | May 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 1 | 01-05 | 667 | $783,000 | $1,173 | — | May 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,550 | $1,370,000 | $884 | — | Apr 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,313 | $1,328,000 | $1,011 | — | Mar 2024 | Resale |
| ROSEWOOD SUITES | 25 | OCR | 3 | 01-05 | 1,066 | $1,128,888 | $1,059 | — | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.