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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIMS URBAN OASIS | 14 | RCR | 2 | 16-20 | 667 | $1,270,000 | $1,903 | — | May 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 06-10 | 1,023 | $2,130,000 | $2,083 | — | May 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 2 | 11-15 | 624 | $1,170,000 | $1,874 | — | May 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 11-15 | 1,023 | $2,160,000 | $2,112 | — | Apr 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 2 | 11-15 | 667 | $1,270,000 | $1,903 | — | Apr 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 06-10 | 958 | $1,760,000 | $1,837 | — | Apr 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 2 | 11-15 | 624 | $1,225,000 | $1,962 | — | Apr 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 06-10 | 1,033 | $2,200,000 | $2,129 | — | Apr 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 16-20 | 1,033 | $2,268,000 | $2,195 | — | Mar 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 1 | 01-05 | 463 | $845,000 | $1,826 | — | Mar 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 01-05 | 958 | $1,908,000 | $1,992 | — | Mar 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 4 | 16-20 | 1,442 | $2,630,000 | $1,823 | — | Mar 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 11-15 | 1,033 | $2,300,000 | $2,226 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 2 | 01-05 | 667 | $1,270,000 | $1,903 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 2 | 16-20 | 667 | $1,288,000 | $1,930 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 2 | 11-15 | 667 | $1,280,000 | $1,918 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 4 | 11-15 | 990 | $2,100,000 | $2,121 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 1 | 16-20 | 441 | $885,000 | $2,005 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 3 | 06-10 | 958 | $2,088,000 | $2,180 | — | Feb 2026 | Resale |
| SIMS URBAN OASIS | 14 | RCR | 4 | 06-10 | 990 | $2,080,000 | $2,100 | — | Feb 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.