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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SORA | 22 | OCR | 2 | 11-15 | 732 | $1,851,000 | $2,529 | $2,643 | May 2026 | New Sale |
| SORA | 22 | OCR | 2 | 11-15 | 732 | $1,765,000 | $2,411 | $2,519 | May 2026 | New Sale |
| SORA | 22 | OCR | 2 | 11-15 | 915 | $1,945,000 | $2,126 | $2,238 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 2 | 11-15 | 732 | $1,812,000 | $2,476 | $2,587 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 4 | 16-20 | 1,528 | $3,616,000 | $2,366 | $2,472 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 3 | 11-15 | 1,119 | $2,393,000 | $2,138 | $2,234 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 3 | 06-10 | 1,195 | $2,876,000 | $2,407 | $2,515 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 5 | 16-20 | 1,679 | $3,964,000 | $2,361 | $2,467 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 2 | 06-10 | 732 | $1,749,000 | $2,390 | $2,497 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 2 | 01-05 | 732 | $1,665,000 | $2,275 | $2,395 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 2 | 01-05 | 732 | $1,677,000 | $2,291 | $2,394 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 3 | 06-10 | 1,098 | $2,488,000 | $2,266 | $2,368 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 2 | 11-15 | 732 | $1,870,000 | $2,555 | $2,670 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 3 | 01-05 | 936 | $2,136,000 | $2,281 | $2,383 | Apr 2026 | New Sale |
| SORA | 22 | OCR | 2 | 16-20 | 667 | $1,672,000 | $2,505 | $2,618 | Mar 2026 | New Sale |
| SORA | 22 | OCR | 2 | 06-10 | 732 | $1,749,000 | $2,390 | $2,497 | Mar 2026 | New Sale |
| SORA | 22 | OCR | 2 | 11-15 | 732 | $1,797,000 | $2,455 | $2,565 | Mar 2026 | New Sale |
| SORA | 22 | OCR | 2 | 01-05 | 732 | $1,665,000 | $2,275 | $2,377 | Feb 2026 | New Sale |
| SORA | 22 | OCR | 2 | 06-10 | 732 | $1,713,000 | $2,340 | $2,463 | Feb 2026 | New Sale |
| SORA | 22 | OCR | 3 | 11-15 | 1,119 | $2,393,000 | $2,138 | $2,234 | Feb 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.