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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,552 | $5,200,000 | $1,464 | $1,464 | Mar 2026 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 4,090 | $5,416,000 | $1,324 | $1,324 | Feb 2026 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,909 | $6,200,000 | $1,586 | $1,586 | Dec 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,669 | $5,000,000 | $1,363 | $1,363 | Oct 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,599 | $5,100,000 | $1,417 | $1,417 | Aug 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,668 | $4,888,000 | $1,332 | $1,332 | Aug 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 4,971 | $6,200,000 | $1,247 | $1,247 | Aug 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,599 | $8,500,000 | $2,361 | $2,361 | Jul 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,599 | $5,200,000 | $1,445 | $1,445 | Mar 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,599 | $5,300,000 | $1,472 | $1,472 | Feb 2025 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,550 | $6,250,000 | $1,761 | $1,761 | Oct 2024 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 4,595 | $6,098,000 | $1,327 | $1,327 | Sep 2024 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,584 | $5,150,000 | $1,437 | $1,437 | Aug 2024 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,550 | $6,500,000 | $1,831 | $1,831 | Jun 2024 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 2,305 | $4,090,000 | $1,775 | $1,775 | Nov 2023 | Resale |
| SPRINGLEAF GARDEN | 26 | OCR | 5* | - | 3,669 | $4,300,000 | $1,172 | $1,172 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.