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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,302 | $2,000,000 | $1,536 | — | May 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,582 | $2,180,000 | $1,378 | — | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,152 | $1,500,000 | $1,302 | — | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,302 | $1,868,000 | $1,434 | — | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,313 | $1,860,000 | $1,416 | — | Feb 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 11-15 | 1,302 | $2,100,000 | $1,612 | — | Jan 2026 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,238 | $1,820,000 | $1,470 | — | Dec 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 11-15 | 1,593 | $2,380,000 | $1,494 | — | Oct 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 11-15 | 1,302 | $2,158,000 | $1,657 | — | Oct 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 01-05 | 1,302 | $1,875,000 | $1,440 | — | Oct 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 11-15 | 1,593 | $2,500,000 | $1,569 | — | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 06-10 | 1,722 | $2,475,000 | $1,437 | — | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 06-10 | 1,313 | $2,038,888 | $1,553 | — | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 4 | 06-10 | 1,302 | $1,908,000 | $1,465 | — | Sep 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,141 | $1,590,000 | $1,394 | — | Aug 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 01-05 | 1,238 | $1,728,888 | $1,397 | — | Aug 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 01-05 | 1,593 | $2,130,000 | $1,337 | — | Jul 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 11-15 | 1,593 | $2,230,000 | $1,400 | — | Jul 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 5 | 01-05 | 1,593 | $2,180,000 | $1,368 | — | Jun 2025 | Resale |
| SKYPARK RESIDENCES | 27 | OCR | 3 | 06-10 | 1,152 | $1,628,888 | $1,414 | — | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.