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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,389 | $1,770,000 | $1,275 | $1,275 | Apr 2026 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,658 | $2,300,000 | $1,388 | $1,388 | Dec 2025 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,636 | $2,130,000 | $1,302 | $1,302 | Dec 2025 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,421 | $1,840,000 | $1,295 | $1,295 | Nov 2025 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,378 | $1,850,000 | $1,343 | $1,343 | Oct 2025 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,636 | $2,150,000 | $1,314 | $1,314 | Oct 2025 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,636 | $2,200,000 | $1,345 | $1,345 | Jul 2025 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,141 | $1,480,000 | $1,297 | $1,297 | Apr 2025 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,389 | $1,850,000 | $1,332 | $1,332 | Feb 2025 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,668 | $2,280,000 | $1,367 | $1,367 | Jan 2025 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,528 | $1,880,000 | $1,230 | $1,230 | Jan 2025 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,636 | $2,000,000 | $1,222 | $1,222 | Nov 2024 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,593 | $1,850,000 | $1,161 | $1,161 | Nov 2024 | Resale |
| SELETARIS | 27 | OCR | 2 | 01-05 | 1,119 | $1,308,888 | $1,169 | $1,169 | Aug 2024 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,636 | $2,100,000 | $1,284 | $1,284 | Jul 2024 | Resale |
| SELETARIS | 27 | OCR | 4 | 01-05 | 1,647 | $1,950,000 | $1,184 | $1,184 | Jun 2024 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,345 | $1,638,000 | $1,217 | $1,217 | Apr 2024 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,389 | $1,620,000 | $1,167 | $1,167 | Mar 2024 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,345 | $1,750,000 | $1,301 | $1,301 | Mar 2024 | Resale |
| SELETARIS | 27 | OCR | 3 | 01-05 | 1,356 | $1,735,000 | $1,279 | $1,279 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.