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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SENGKANG GRAND RESIDENCES | 19 | OCR | 2 | 11-15 | 764 | $1,620,800 | $2,121 | $2,355 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 06-10 | 1,012 | $2,188,888 | $2,163 | $2,402 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 1 | 06-10 | 474 | $958,888 | $2,025 | $2,249 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 01-05 | 936 | $1,958,000 | $2,091 | $2,322 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 1 | 01-05 | 474 | $918,000 | $1,938 | $2,152 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 2 | 06-10 | 624 | $1,300,000 | $2,082 | $2,312 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 1 | 06-10 | 474 | $900,000 | $1,900 | $2,110 | Mar 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 06-10 | 1,012 | $2,220,000 | $2,194 | $2,436 | Feb 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 2 | 01-05 | 624 | $1,208,000 | $1,935 | $2,149 | Feb 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 06-10 | 936 | $1,938,888 | $2,070 | $2,298 | Feb 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 4 | 06-10 | 1,324 | $2,500,000 | $1,888 | $2,096 | Jan 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 06-10 | 1,023 | $2,260,000 | $2,210 | $2,454 | Jan 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 2 | 01-05 | 624 | $1,260,000 | $2,018 | $2,241 | Jan 2026 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 06-10 | 1,023 | $2,200,000 | $2,151 | $2,388 | Dec 2025 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 1 | 01-05 | 474 | $898,000 | $1,896 | $2,105 | Dec 2025 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 11-15 | 936 | $1,890,000 | $2,018 | $2,241 | Nov 2025 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 2 | 06-10 | 764 | $1,560,000 | $2,041 | $2,266 | Nov 2025 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 1 | 01-05 | 474 | $888,000 | $1,875 | $2,082 | Nov 2025 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 3 | 06-10 | 936 | $2,068,000 | $2,208 | $2,452 | Oct 2025 | Sub Sale |
| SENGKANG GRAND RESIDENCES | 19 | OCR | 2 | 06-10 | 764 | $1,578,888 | $2,066 | $2,294 | Oct 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.