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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,300 | $4,860,000 | $1,130 | $1,189 | Apr 2026 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,071 | $4,600,000 | $1,130 | $1,189 | Mar 2026 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,425 | $5,000,000 | $1,130 | $1,130 | Jan 2026 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 5,389 | $5,600,000 | $1,039 | $1,039 | Jan 2026 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,860 | $4,800,000 | $1,678 | $1,678 | Jan 2026 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 3,434 | $4,550,000 | $1,325 | $1,395 | Dec 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,612 | $5,000,000 | $1,084 | $1,141 | Oct 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 3,664 | $5,450,000 | $1,487 | $1,565 | Oct 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 3,358 | $5,200,000 | $1,548 | $1,548 | Sep 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,005 | $4,500,000 | $1,124 | $1,183 | Sep 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,650 | $4,200,000 | $1,585 | $1,585 | Aug 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 1,705 | $3,350,000 | $1,965 | $1,965 | Jul 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,119 | $3,500,000 | $1,651 | $1,738 | Jul 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,612 | $5,100,000 | $1,106 | $1,164 | Jun 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,817 | $4,600,000 | $1,633 | $1,633 | Apr 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,750 | $4,600,000 | $1,673 | $1,761 | Apr 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,544 | $5,100,000 | $2,005 | $2,005 | Apr 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 2,468 | $3,968,888 | $1,608 | $1,608 | Mar 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 1,716 | $2,780,000 | $1,620 | $1,620 | Mar 2025 | Resale |
| SEMBAWANG SPRINGS ESTATE | 27 | OCR | 5* | - | 4,022 | $4,500,000 | $1,119 | $1,178 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.