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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SPRING GROVE | 10 | CCR | 3* | 16-20 | 1,012 | $1,830,000 | $1,809 | $2,311 | Jun 2026 | Resale |
| SPRING GROVE | 10 | CCR | 5* | 01-05 | 1,668 | $3,100,000 | $1,858 | $2,374 | Jun 2026 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 16-20 | 1,012 | $1,863,000 | $1,841 | $2,352 | May 2026 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 06-10 | 1,389 | $2,480,000 | $1,786 | $2,282 | May 2026 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 01-05 | 1,389 | $2,390,000 | $1,721 | $2,199 | May 2026 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 16-20 | 1,389 | $2,620,000 | $1,887 | $2,411 | Apr 2026 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 16-20 | 1,389 | $2,525,000 | $1,818 | $2,322 | Apr 2026 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 06-10 | 1,389 | $2,390,000 | $1,721 | $2,199 | Mar 2026 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 01-05 | 1,389 | $2,400,000 | $1,728 | $2,207 | Feb 2026 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 16-20 | 1,012 | $1,996,000 | $1,973 | $2,520 | Feb 2026 | Resale |
| SPRING GROVE | 10 | CCR | 5* | 01-05 | 2,110 | $3,080,000 | $1,460 | $1,865 | Feb 2026 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 01-05 | 1,012 | $1,650,000 | $1,631 | $2,084 | Dec 2025 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 06-10 | 1,389 | $2,450,000 | $1,764 | $2,253 | Oct 2025 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 16-20 | 1,012 | $1,830,000 | $1,809 | $2,311 | Sep 2025 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 06-10 | 1,389 | $2,440,000 | $1,757 | $2,245 | Sep 2025 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 11-15 | 1,012 | $1,830,000 | $1,809 | $2,311 | Jun 2025 | Resale |
| SPRING GROVE | 10 | CCR | 5* | 11-15 | 1,787 | $3,280,000 | $1,836 | $2,345 | Mar 2025 | Resale |
| SPRING GROVE | 10 | CCR | 4* | 06-10 | 1,389 | $2,350,000 | $1,692 | $2,161 | Mar 2025 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 16-20 | 1,012 | $1,880,000 | $1,858 | $2,374 | Feb 2025 | Resale |
| SPRING GROVE | 10 | CCR | 3* | 01-05 | 1,012 | $1,800,000 | $1,779 | $2,273 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.