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 SPRINGS CONDOMINIUM | 28 | OCR | 2 | 01-05 | 1,012 | $950,000 | $939 | $1,149 | Feb 2026 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,561 | $1,620,000 | $1,038 | $1,271 | Jan 2026 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,335 | $1,468,000 | $1,100 | $1,346 | Dec 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,335 | $1,585,000 | $1,188 | $1,454 | Dec 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,302 | $1,440,000 | $1,106 | $1,354 | Dec 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,636 | $1,638,000 | $1,001 | $1,225 | Sep 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,302 | $1,358,000 | $1,043 | $1,277 | Aug 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 2 | 01-05 | 1,270 | $1,300,000 | $1,024 | $1,253 | Jul 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 2 | 01-05 | 980 | $1,033,000 | $1,055 | $1,291 | May 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 4 | 01-05 | 2,077 | $2,180,000 | $1,049 | $1,284 | May 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,335 | $1,438,000 | $1,077 | $1,318 | May 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 4 | 01-05 | 1,981 | $2,100,888 | $1,061 | $1,299 | Apr 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,302 | $1,318,000 | $1,012 | $1,239 | Apr 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 2 | 01-05 | 980 | $996,000 | $1,017 | $1,245 | Mar 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,302 | $1,300,000 | $998 | $1,222 | Mar 2025 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,335 | $1,408,000 | $1,055 | $1,291 | Nov 2024 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 2 | 01-05 | 1,270 | $1,350,000 | $1,063 | $1,301 | Nov 2024 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,302 | $1,380,000 | $1,060 | $1,297 | Sep 2024 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 4 | 01-05 | 2,067 | $2,100,000 | $1,016 | $1,244 | Sep 2024 | Resale |
| SELETAR SPRINGS CONDOMINIUM | 28 | OCR | 3 | 01-05 | 1,302 | $1,268,000 | $974 | $1,192 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.