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 PARK ESTATE | 16 | OCR | 5* | - | 3,644 | $5,620,000 | $1,542 | $1,542 | Jan 2026 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 3,747 | $6,400,000 | $1,708 | $1,708 | Nov 2025 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 3,561 | $5,980,000 | $1,679 | $1,679 | Sep 2025 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 1,989 | $4,300,000 | $2,162 | $2,162 | Jul 2025 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 3,166 | $4,300,000 | $1,358 | $1,358 | Mar 2025 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 5,081 | $7,200,000 | $1,417 | $1,417 | Dec 2024 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 3,598 | $6,830,500 | $1,898 | $1,898 | Nov 2024 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 4,108 | $5,500,000 | $1,339 | $1,339 | Oct 2024 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 3,277 | $5,100,000 | $1,557 | $1,557 | Mar 2024 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 6,512 | $7,500,000 | $1,152 | $1,152 | Nov 2023 | Resale |
| SPRING PARK ESTATE | 16 | OCR | 5* | - | 1,993 | $5,180,000 | $2,598 | $2,598 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.