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).
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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 | 1,249 | $1,370,000 | $1,097 | — | May 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,138,000 | $1,175 | — | May 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,080,000 | $1,115 | — | Apr 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,249 | $1,288,888 | $1,032 | — | Apr 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,195 | $1,430,000 | $1,197 | — | Mar 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,249 | $1,410,000 | $1,129 | — | Mar 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 4* | 01-05 | 1,593 | $1,620,000 | $1,017 | — | Feb 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,195 | $1,380,000 | $1,155 | — | Feb 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,356 | $1,488,888 | $1,098 | — | Jan 2026 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,249 | $1,411,919 | $1,131 | — | Dec 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 969 | $1,031,000 | $1,064 | — | Oct 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,042,000 | $1,076 | — | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,116,800 | $1,153 | — | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 01-05 | 1,195 | $1,325,008 | $1,109 | — | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 4* | 01-05 | 1,561 | $1,470,000 | $942 | — | Sep 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 4* | 01-05 | 1,399 | $1,380,000 | $986 | — | Aug 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,195 | $1,300,000 | $1,088 | — | Jul 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $995,000 | $1,027 | — | Jul 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 1,249 | $1,350,000 | $1,081 | — | May 2025 | Resale |
| SIMEI GREEN CONDOMINIUM | 18 | OCR | 3 | 06-10 | 969 | $1,090,000 | $1,125 | — | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.