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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $880,000 | $1,703 | $1,703 | Feb 2026 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 829 | $1,180,000 | $1,424 | $1,424 | Feb 2026 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $855,000 | $1,655 | $1,655 | Jan 2026 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $850,000 | $1,645 | $1,645 | Nov 2025 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 904 | $1,128,000 | $1,248 | $1,248 | Aug 2025 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 1,044 | $1,320,000 | $1,264 | $1,264 | Aug 2025 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $855,000 | $1,655 | $1,655 | Jul 2025 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $850,000 | $1,645 | $1,645 | May 2025 | Resale |
| SIGLAP V | 15 | OCR | 2* | 01-05 | 678 | $1,050,000 | $1,548 | $1,548 | May 2025 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $872,000 | $1,688 | $1,688 | Jan 2025 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 829 | $1,000,000 | $1,207 | $1,207 | Dec 2024 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $780,000 | $1,510 | $1,510 | Dec 2024 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 1,163 | $1,435,888 | $1,235 | $1,235 | Dec 2024 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 958 | $1,345,000 | $1,404 | $1,404 | Sep 2024 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $800,000 | $1,548 | $1,548 | Aug 2024 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 969 | $1,290,000 | $1,332 | $1,332 | Aug 2024 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 732 | $1,190,000 | $1,626 | $1,626 | Jul 2024 | Resale |
| SIGLAP V | 15 | OCR | 2 | 01-05 | 732 | $1,160,000 | $1,585 | $1,585 | Jun 2024 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 581 | $888,888 | $1,529 | $1,529 | May 2024 | Resale |
| SIGLAP V | 15 | OCR | 1 | 01-05 | 517 | $838,000 | $1,622 | $1,622 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.