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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SELETAR PARK RESIDENCE | 28 | OCR | 1 | 01-05 | 592 | $790,000 | $1,334 | $1,518 | Apr 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 1 | 01-05 | 581 | $768,000 | $1,321 | $1,503 | Apr 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 1,991 | $1,858,000 | $933 | $1,062 | Mar 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 1,507 | $1,650,000 | $1,095 | $1,246 | Mar 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 1,076 | $1,350,000 | $1,254 | $1,427 | Mar 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 4 | 01-05 | 1,378 | $2,090,000 | $1,517 | $1,726 | Feb 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 1,012 | $1,197,000 | $1,183 | $1,346 | Feb 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 872 | $1,130,000 | $1,296 | $1,475 | Jan 2026 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 3 | 01-05 | 1,292 | $1,880,000 | $1,455 | $1,655 | Dec 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 1 | 01-05 | 527 | $770,000 | $1,460 | $1,661 | Oct 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 4 | 01-05 | 1,378 | $2,125,000 | $1,542 | $1,754 | Sep 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 872 | $1,200,000 | $1,376 | $1,566 | Aug 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 1 | 01-05 | 592 | $785,000 | $1,326 | $1,509 | Jul 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 4 | 01-05 | 1,378 | $2,080,000 | $1,510 | $1,718 | Jul 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 1 | 01-05 | 527 | $760,000 | $1,441 | $1,639 | Jul 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 872 | $1,278,000 | $1,466 | $1,668 | Jun 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 1,076 | $1,275,000 | $1,185 | $1,348 | May 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 840 | $1,150,000 | $1,370 | $1,559 | Apr 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 840 | $1,075,000 | $1,280 | $1,456 | Mar 2025 | Resale |
| SELETAR PARK RESIDENCE | 28 | OCR | 2 | 01-05 | 1,959 | $1,640,000 | $837 | $952 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.