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 PARK | 13 | OCR | 5* | - | 1,652 | $4,300,000 | $2,602 | $2,602 | Jan 2026 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 2,403 | $4,531,200 | $1,886 | $1,886 | Nov 2025 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 3,816 | $5,338,888 | $1,399 | $1,399 | Jun 2025 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 1,652 | $5,600,000 | $3,389 | $3,389 | Feb 2025 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 3,308 | $5,790,000 | $1,750 | $1,750 | Jan 2025 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 2,650 | $4,880,000 | $1,841 | $1,841 | Dec 2024 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 3,835 | $8,800,000 | $2,295 | $2,295 | Oct 2024 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 4,149 | $8,850,000 | $2,133 | $2,133 | Jul 2024 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 1,647 | $3,320,000 | $2,016 | $2,016 | May 2024 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 3,900 | $5,100,000 | $1,308 | $1,308 | Feb 2024 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 1,901 | $3,700,000 | $1,946 | $1,946 | Nov 2023 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 1,647 | $3,300,000 | $2,004 | $2,004 | Oct 2023 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 1,647 | $3,800,000 | $2,307 | $2,307 | Aug 2023 | Resale |
| SERANGOON PARK | 13 | OCR | 5* | - | 2,215 | $3,988,000 | $1,800 | $1,800 | May 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.