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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,582 | $2,180,000 | $1,378 | $1,556 | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,313 | $1,860,000 | $1,416 | $1,599 | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,152 | $1,500,000 | $1,302 | $1,470 | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,302 | $1,868,000 | $1,434 | $1,619 | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 11-15 | 1,302 | $2,100,000 | $1,612 | $1,820 | Jan 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,238 | $1,820,000 | $1,470 | $1,660 | Dec 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 11-15 | 1,593 | $2,380,000 | $1,494 | $1,687 | Oct 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 11-15 | 1,302 | $2,158,000 | $1,657 | $1,871 | Oct 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,302 | $1,875,000 | $1,440 | $1,626 | Oct 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 06-10 | 1,722 | $2,475,000 | $1,437 | $1,622 | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 06-10 | 1,302 | $1,908,000 | $1,465 | $1,654 | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 11-15 | 1,593 | $2,500,000 | $1,569 | $1,771 | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 06-10 | 1,313 | $2,038,888 | $1,553 | $1,753 | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,238 | $1,728,888 | $1,397 | $1,577 | Aug 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,141 | $1,590,000 | $1,394 | $1,574 | Aug 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 01-05 | 1,593 | $2,130,000 | $1,337 | $1,509 | Jul 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 11-15 | 1,593 | $2,230,000 | $1,400 | $1,581 | Jul 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 01-05 | 1,593 | $2,180,000 | $1,368 | $1,544 | Jun 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,141 | $1,480,000 | $1,297 | $1,464 | May 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,345 | $1,920,000 | $1,427 | $1,611 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.