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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SPRINGWOOD | 5 | RCR | 5* | - | 2,773 | $5,580,000 | $2,012 | $2,012 | Mar 2026 | Resale |
| SPRINGWOOD | 5 | RCR | 5* | - | 2,296 | $4,680,000 | $2,038 | $2,038 | Dec 2025 | Resale |
| SPRINGWOOD | 5 | RCR | 5* | - | 2,333 | $4,500,000 | $1,929 | $1,929 | Nov 2025 | Resale |
| SPRINGWOOD | 5 | RCR | 5* | - | 2,018 | $3,900,000 | $1,932 | $1,932 | Jul 2025 | Resale |
| SPRINGWOOD | 5 | RCR | 5* | - | 3,669 | $6,200,000 | $1,690 | $1,690 | Jun 2025 | Resale |
| SPRINGWOOD | 5 | RCR | 5* | - | 1,931 | $4,094,000 | $2,120 | $2,120 | Jun 2024 | Resale |
| SPRINGWOOD | 5 | RCR | 5* | - | 2,946 | $6,338,000 | $2,151 | $2,151 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.