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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ST PATRICK'S RESIDENCES | 15 | OCR | 5* | 01-05 | 2,562 | $4,045,000 | $1,579 | $1,579 | Aug 2025 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 4* | 01-05 | 1,518 | $3,101,688 | $2,044 | $2,044 | Dec 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 5* | 01-05 | 2,465 | $4,000,000 | $1,623 | $1,623 | Dec 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 5* | B1-B5 | 2,260 | $3,500,000 | $1,548 | $1,548 | Nov 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 5* | 01-05 | 2,465 | $3,638,000 | $1,476 | $1,476 | Oct 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 3* | 01-05 | 1,206 | $2,508,888 | $2,081 | $2,081 | Sep 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 5* | 01-05 | 2,562 | $3,668,000 | $1,432 | $1,432 | Aug 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 4* | 01-05 | 1,518 | $3,100,000 | $2,043 | $2,043 | Jul 2024 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 3* | 01-05 | 1,152 | $1,635,000 | $1,420 | $1,420 | Dec 2023 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 5* | 01-05 | 2,034 | $3,400,000 | $1,671 | $1,671 | Nov 2023 | Resale |
| ST PATRICK'S RESIDENCES | 15 | OCR | 4* | 01-05 | 1,518 | $2,700,000 | $1,779 | $1,779 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.