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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIN CHUAN GARDEN | 14 | OCR | 4* | 01-05 | 1,389 | $1,764,000 | $1,270 | $1,270 | Mar 2026 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 3,182 | $5,650,000 | $1,776 | $1,776 | Mar 2026 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 2,760 | $5,000,000 | $1,812 | $1,812 | Feb 2026 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 3,412 | $6,300,000 | $1,846 | $1,846 | Nov 2025 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 3,457 | $5,400,000 | $1,562 | $1,562 | Sep 2025 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 3,983 | $5,200,000 | $1,306 | $1,306 | Apr 2025 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 2,992 | $5,600,000 | $1,871 | $1,871 | Dec 2024 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 4* | 01-05 | 1,389 | $1,848,000 | $1,331 | $1,331 | Nov 2024 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 5* | - | 1,860 | $3,200,000 | $1,720 | $1,720 | Feb 2024 | Resale |
| SIN CHUAN GARDEN | 14 | OCR | 4* | 01-05 | 1,389 | $1,880,000 | $1,354 | $1,354 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.