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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STRAITS AT JOO CHIAT | 15 | OCR | 5 | 01-05 | 1,453 | $2,850,000 | $1,961 | $1,961 | Jan 2026 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 5 | 01-05 | 1,453 | $2,950,000 | $2,030 | $2,030 | Dec 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 5 | 01-05 | 1,453 | $2,900,000 | $1,996 | $1,996 | Dec 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 1,044 | $2,221,520 | $2,128 | $2,128 | Feb 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 1,044 | $2,196,520 | $2,104 | $2,104 | Feb 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 4 | 01-05 | 1,227 | $2,577,160 | $2,100 | $2,100 | Feb 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 1,044 | $2,199,752 | $2,107 | $2,107 | Feb 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 4 | 01-05 | 1,227 | $2,552,160 | $2,080 | $2,080 | Feb 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 4 | 01-05 | 1,227 | $2,567,160 | $2,092 | $2,092 | Jan 2025 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 1,044 | $2,150,000 | $2,059 | $2,059 | Aug 2024 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 5 | 01-05 | 1,453 | $3,051,300 | $2,100 | $2,100 | Aug 2024 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 990 | $2,084,200 | $2,105 | $2,105 | Jul 2024 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 990 | $2,149,200 | $2,170 | $2,170 | Jul 2024 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 4 | 01-05 | 1,227 | $2,588,160 | $2,109 | $2,109 | Jul 2024 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 990 | $2,083,200 | $2,104 | $2,104 | Jun 2024 | New Sale |
| STRAITS AT JOO CHIAT | 15 | OCR | 3 | 01-05 | 990 | $2,059,200 | $2,079 | $2,079 | Jun 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.