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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,080,000 | $1,115 | $1,374 | Apr 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,249 | $1,288,888 | $1,032 | $1,272 | Apr 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,195 | $1,430,000 | $1,197 | $1,475 | Mar 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,249 | $1,410,000 | $1,129 | $1,392 | Mar 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 4* | 01-05 | 1,593 | $1,620,000 | $1,017 | $1,254 | Feb 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,195 | $1,380,000 | $1,155 | $1,424 | Feb 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,356 | $1,488,888 | $1,098 | $1,353 | Jan 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,249 | $1,411,919 | $1,131 | $1,394 | Dec 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 969 | $1,031,000 | $1,064 | $1,311 | Oct 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 4* | 01-05 | 1,561 | $1,470,000 | $942 | $1,161 | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,195 | $1,325,008 | $1,109 | $1,367 | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,116,800 | $1,153 | $1,421 | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,042,000 | $1,076 | $1,326 | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 4* | 01-05 | 1,399 | $1,380,000 | $986 | $1,215 | Aug 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,195 | $1,300,000 | $1,088 | $1,341 | Jul 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $995,000 | $1,027 | $1,266 | Jul 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,249 | $1,350,000 | $1,081 | $1,332 | May 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,090,000 | $1,125 | $1,387 | Apr 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 11-15 | 1,701 | $1,750,000 | $1,029 | $1,268 | Apr 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,060,000 | $1,094 | $1,348 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.