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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 4,021 | $6,318,000 | $1,571 | $1,654 | Apr 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 3,203 | $9,000,000 | $2,810 | $2,958 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,158 | $4,400,000 | $2,039 | $2,146 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 4,198 | $6,300,000 | $1,501 | $1,580 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,713 | $6,880,000 | $2,536 | $2,669 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 8,381 | $9,480,000 | $1,131 | $1,191 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,800 | $5,098,000 | $1,821 | $1,917 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,161 | $6,700,000 | $3,100 | $3,263 | Mar 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 3,155 | $6,880,000 | $2,181 | $2,296 | Feb 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 3,264 | $3,700,000 | $1,134 | $1,194 | Feb 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 4,215 | $11,388,000 | $2,702 | $2,844 | Feb 2026 | New Sale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,800 | $6,650,000 | $2,375 | $2,500 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 4,171 | $9,400,000 | $2,254 | $2,373 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,800 | $6,230,000 | $2,225 | $2,342 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,114 | $4,800,000 | $2,271 | $2,271 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,873 | $5,880,000 | $2,047 | $2,155 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,806 | $4,800,000 | $1,711 | $1,801 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,803 | $7,550,000 | $2,694 | $2,836 | Jan 2026 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 3,123 | $7,180,000 | $2,299 | $2,420 | Dec 2025 | Resale |
| SERANGOON GARDEN ESTATE | 19 | OCR | 5* | - | 2,909 | $5,000,000 | $1,719 | $1,809 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.