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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SEVENTY SAINT PATRICK'S | 15 | OCR | 4* | 01-05 | 1,345 | $2,880,000 | $2,140 | $2,140 | Mar 2026 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 1,216 | $2,938,000 | $2,415 | $2,415 | Mar 2026 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 1,119 | $2,768,000 | $2,473 | $2,473 | Mar 2026 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 4* | 01-05 | 1,270 | $3,500,000 | $2,756 | $2,756 | Jan 2026 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 4* | 01-05 | 1,442 | $3,100,000 | $2,149 | $2,149 | Nov 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 700 | $1,605,000 | $2,294 | $2,294 | Sep 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 936 | $2,230,000 | $2,381 | $2,381 | Aug 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 732 | $1,680,000 | $2,295 | $2,295 | Aug 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 1,087 | $2,560,600 | $2,355 | $2,355 | May 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 732 | $1,600,000 | $2,186 | $2,186 | Apr 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 700 | $1,600,000 | $2,287 | $2,287 | Feb 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 4* | 01-05 | 1,345 | $2,850,000 | $2,118 | $2,118 | Jan 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 4* | 01-05 | 1,302 | $3,158,000 | $2,425 | $2,425 | Jan 2025 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 872 | $2,050,000 | $2,351 | $2,351 | Dec 2024 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 1,216 | $2,960,000 | $2,434 | $2,434 | Dec 2024 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 840 | $1,960,000 | $2,334 | $2,334 | Dec 2024 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 840 | $2,016,000 | $2,401 | $2,401 | Nov 2024 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 2* | 01-05 | 840 | $2,050,000 | $2,442 | $2,442 | Oct 2024 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 1,216 | $2,840,000 | $2,335 | $2,335 | Jul 2024 | Resale |
| SEVENTY SAINT PATRICK'S | 15 | OCR | 3* | 01-05 | 1,184 | $2,730,000 | $2,306 | $2,306 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.