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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 926 | $1,350,000 | $1,458 | $1,458 | Apr 2026 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 893 | $1,318,000 | $1,475 | $1,475 | Feb 2026 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 926 | $1,380,000 | $1,491 | $1,491 | Nov 2025 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 904 | $1,333,000 | $1,474 | $1,474 | Oct 2025 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 936 | $1,500,000 | $1,602 | $1,602 | Sep 2025 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 06-10 | 893 | $1,380,000 | $1,545 | $1,545 | Sep 2025 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 06-10 | 904 | $1,340,000 | $1,482 | $1,482 | Jun 2025 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,227 | $1,790,000 | $1,459 | $1,459 | Feb 2025 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 06-10 | 958 | $1,485,000 | $1,550 | $1,550 | Nov 2024 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 06-10 | 958 | $1,600,000 | $1,670 | $1,670 | Aug 2024 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 926 | $1,388,888 | $1,500 | $1,500 | Apr 2024 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,249 | $1,850,000 | $1,482 | $1,482 | Mar 2024 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 3 | 01-05 | 1,259 | $1,850,000 | $1,469 | $1,469 | Feb 2024 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 01-05 | 883 | $1,320,000 | $1,496 | $1,496 | Nov 2023 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 3 | 06-10 | 1,238 | $1,820,000 | $1,470 | $1,470 | Sep 2023 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 3 | 06-10 | 1,206 | $1,688,000 | $1,400 | $1,400 | Aug 2023 | Resale |
| SHERWOOD CONDOMINIUM | 21 | RCR | 2 | 06-10 | 926 | $1,370,000 | $1,480 | $1,480 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.