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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEA ESTA | 18 | OCR | 4 | 01-05 | 1,367 | $1,900,000 | $1,390 | $1,575 | Apr 2026 | Resale |
| SEA ESTA | 18 | OCR | 3 | 11-15 | 980 | $1,368,888 | $1,398 | $1,584 | Mar 2026 | Resale |
| SEA ESTA | 18 | OCR | 3 | 01-05 | 980 | $1,300,000 | $1,327 | $1,504 | Feb 2026 | Resale |
| SEA ESTA | 18 | OCR | 4 | 11-15 | 2,260 | $2,700,000 | $1,194 | $1,353 | Feb 2026 | Resale |
| SEA ESTA | 18 | OCR | 3 | 01-05 | 1,442 | $1,730,000 | $1,199 | $1,359 | Feb 2026 | Resale |
| SEA ESTA | 18 | OCR | 2 | 06-10 | 818 | $1,045,000 | $1,277 | $1,447 | Dec 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 11-15 | 1,119 | $1,800,000 | $1,608 | $1,822 | Nov 2025 | Resale |
| SEA ESTA | 18 | OCR | 4 | 11-15 | 1,787 | $2,200,000 | $1,231 | $1,395 | Nov 2025 | Resale |
| SEA ESTA | 18 | OCR | 2 | 01-05 | 646 | $890,000 | $1,378 | $1,561 | Nov 2025 | Resale |
| SEA ESTA | 18 | OCR | 2 | 01-05 | 818 | $1,055,000 | $1,290 | $1,462 | Oct 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 06-10 | 904 | $1,260,000 | $1,394 | $1,580 | Oct 2025 | Resale |
| SEA ESTA | 18 | OCR | 2 | 01-05 | 818 | $1,055,000 | $1,290 | $1,462 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 06-10 | 1,119 | $1,700,000 | $1,519 | $1,721 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 01-05 | 980 | $1,350,000 | $1,378 | $1,561 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 11-15 | 980 | $1,428,000 | $1,458 | $1,652 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 5 | 11-15 | 2,508 | $2,880,000 | $1,148 | $1,301 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 01-05 | 1,119 | $1,268,000 | $1,133 | $1,284 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 2 | 06-10 | 818 | $1,080,000 | $1,320 | $1,496 | Sep 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 01-05 | 1,098 | $1,418,000 | $1,292 | $1,464 | Jul 2025 | Resale |
| SEA ESTA | 18 | OCR | 3 | 06-10 | 904 | $1,250,000 | $1,382 | $1,566 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.