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 RESIDENCE | 26 | OCR | 5 | 01-05 | 1,453 | $3,181,000 | $2,189 | $2,285 | Apr 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 16-20 | 1,453 | $3,302,000 | $2,272 | $2,372 | Apr 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 01-05 | 1,453 | $3,115,000 | $2,144 | $2,238 | Apr 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 01-05 | 1,475 | $3,138,000 | $2,128 | $2,221 | Mar 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 4 | 06-10 | 1,227 | $2,600,000 | $2,119 | $2,212 | Mar 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 11-15 | 1,453 | $3,254,000 | $2,239 | $2,337 | Mar 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 16-20 | 1,453 | $3,282,000 | $2,259 | $2,358 | Mar 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 11-15 | 1,453 | $3,228,000 | $2,221 | $2,318 | Mar 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 16-20 | 1,453 | $3,268,000 | $2,249 | $2,348 | Feb 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 11-15 | 1,453 | $3,197,000 | $2,200 | $2,296 | Jan 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 21-25 | 1,475 | $3,489,000 | $2,366 | $2,470 | Jan 2026 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 06-10 | 1,453 | $3,189,000 | $2,195 | $2,291 | Dec 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 06-10 | 1,475 | $3,188,000 | $2,162 | $2,257 | Nov 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 11-15 | 1,475 | $3,305,000 | $2,241 | $2,339 | Nov 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 06-10 | 1,453 | $3,119,000 | $2,146 | $2,240 | Nov 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 3 | 16-20 | 786 | $1,825,000 | $2,323 | $2,425 | Oct 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 2 | 16-20 | 527 | $1,202,000 | $2,279 | $2,379 | Oct 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 5 | 01-05 | 1,453 | $3,124,000 | $2,150 | $2,244 | Oct 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 4 | 01-05 | 1,227 | $2,496,000 | $2,034 | $2,123 | Oct 2025 | New Sale |
| SPRINGLEAF RESIDENCE | 26 | OCR | 4 | 21-25 | 1,227 | $2,874,000 | $2,342 | $2,445 | Oct 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.