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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SCENECA RESIDENCE | 16 | OCR | 4 | 11-15 | 2,756 | $4,900,000 | $1,778 | $1,864 | Nov 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 11-15 | 2,400 | $4,200,000 | $1,750 | $1,834 | Oct 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 2 | 06-10 | 753 | $1,555,000 | $2,064 | $2,164 | Oct 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 06-10 | 1,044 | $2,170,860 | $2,079 | $2,179 | Sep 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 11-15 | 1,518 | $3,028,000 | $1,995 | $2,091 | Sep 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 01-05 | 1,518 | $3,100,000 | $2,043 | $2,142 | Jul 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 11-15 | 1,163 | $2,518,000 | $2,166 | $2,270 | Jul 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 11-15 | 1,518 | $3,060,000 | $2,016 | $2,113 | Jun 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 1 | 11-15 | 538 | $1,260,000 | $2,341 | $2,454 | Jun 2025 | Sub Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 01-05 | 1,518 | $2,920,000 | $1,924 | $2,017 | Jun 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 01-05 | 1,518 | $3,038,000 | $2,002 | $2,099 | Jun 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 01-05 | 1,119 | $2,328,000 | $2,080 | $2,180 | Jun 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 06-10 | 1,518 | $3,018,000 | $1,989 | $2,085 | May 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 01-05 | 1,163 | $2,428,000 | $2,089 | $2,190 | May 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 11-15 | 1,163 | $2,529,480 | $2,176 | $2,281 | May 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 11-15 | 1,163 | $2,488,000 | $2,140 | $2,243 | May 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 06-10 | 1,518 | $3,200,000 | $2,108 | $2,210 | May 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 06-10 | 1,119 | $2,368,000 | $2,115 | $2,217 | Apr 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 3 | 11-15 | 1,119 | $2,428,000 | $2,169 | $2,274 | Apr 2025 | New Sale |
| SCENECA RESIDENCE | 16 | OCR | 4 | 01-05 | 1,518 | $3,068,000 | $2,021 | $2,118 | Apr 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.