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 TOWER | 21 | RCR | 5* | 11-15 | 1,830 | $1,830,000 | $1,000 | $1,420 | Oct 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 21-25 | 1,292 | $1,500,000 | $1,161 | $1,649 | Oct 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 5* | 06-10 | 1,701 | $1,880,000 | $1,105 | $1,569 | Sep 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 21-25 | 1,518 | $1,740,000 | $1,146 | $1,628 | Sep 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 21-25 | 1,518 | $1,700,000 | $1,120 | $1,591 | Sep 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 5* | 11-15 | 1,658 | $1,720,000 | $1,038 | $1,474 | Sep 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 21-25 | 1,539 | $1,540,000 | $1,000 | $1,420 | Jul 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 16-20 | 1,421 | $1,470,000 | $1,035 | $1,470 | May 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 5* | 26-30 | 1,787 | $1,980,000 | $1,108 | $1,574 | May 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 21-25 | 1,518 | $1,650,000 | $1,087 | $1,544 | Apr 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 11-15 | 1,539 | $1,565,000 | $1,017 | $1,444 | Apr 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 11-15 | 1,561 | $1,525,000 | $977 | $1,388 | Feb 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 11-15 | 1,518 | $1,580,000 | $1,041 | $1,478 | Jan 2025 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 11-15 | 1,539 | $1,528,000 | $993 | $1,410 | Dec 2024 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 16-20 | 1,421 | $1,500,000 | $1,056 | $1,500 | Nov 2024 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 06-10 | 1,539 | $1,520,000 | $988 | $1,403 | Nov 2024 | Resale |
| SHERWOOD TOWER | 21 | RCR | 5* | 06-10 | 1,830 | $2,000,000 | $1,093 | $1,552 | Oct 2024 | Resale |
| SHERWOOD TOWER | 21 | RCR | 5* | 06-10 | 1,830 | $1,860,000 | $1,016 | $1,443 | Oct 2024 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 26-30 | 1,496 | $1,467,000 | $980 | $1,392 | Oct 2024 | Resale |
| SHERWOOD TOWER | 21 | RCR | 4* | 16-20 | 1,421 | $1,570,000 | $1,105 | $1,569 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.