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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SARACA GARDENS | 28 | OCR | 5* | - | 4,406 | $5,820,000 | $1,321 | $1,321 | Jan 2026 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 4,494 | $6,600,000 | $1,469 | $1,469 | Dec 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 4,004 | $5,200,000 | $1,299 | $1,299 | Jul 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 3,300 | $4,600,000 | $1,394 | $1,394 | Jun 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 2,164 | $3,750,000 | $1,733 | $1,733 | Mar 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 3,940 | $5,050,000 | $1,282 | $1,282 | Mar 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 2,145 | $4,038,000 | $1,882 | $1,882 | Feb 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 2,145 | $3,780,000 | $1,762 | $1,762 | Jan 2025 | Resale |
| SARACA GARDENS | 28 | OCR | 5* | - | 4,290 | $4,950,000 | $1,154 | $1,154 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.