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 STRAITS ESTATE | 27 | OCR | 5* | - | 1,870 | $3,508,000 | $1,876 | $1,876 | Apr 2026 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 1,763 | $2,600,000 | $1,475 | $1,475 | Dec 2025 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,100 | $3,888,888 | $1,852 | $1,852 | Oct 2025 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,240 | $3,120,000 | $1,393 | $1,393 | Sep 2025 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 1,772 | $2,500,000 | $1,411 | $1,411 | Dec 2024 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,096 | $2,720,000 | $1,298 | $1,298 | Jul 2024 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,995 | $3,400,000 | $1,135 | $1,135 | Jun 2024 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,100 | $3,000,000 | $1,429 | $1,429 | Apr 2024 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,524 | $4,000,000 | $1,585 | $1,585 | Jan 2024 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 1,974 | $3,000,000 | $1,520 | $1,520 | Dec 2023 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 1,610 | $3,330,000 | $2,068 | $2,068 | Aug 2023 | Resale |
| SEMBAWANG STRAITS ESTATE | 27 | OCR | 5* | - | 2,713 | $4,999,888 | $1,843 | $1,843 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.