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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,399 | $1,610,000 | $1,151 | $1,429 | Dec 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 4 | 01-05 | 2,034 | $2,180,000 | $1,072 | $1,331 | Nov 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,625 | $1,630,000 | $1,003 | $1,245 | Nov 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,399 | $1,600,000 | $1,143 | $1,419 | Oct 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,163 | $1,450,000 | $1,247 | $1,548 | Oct 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 5* | 01-05 | 1,873 | $1,980,000 | $1,057 | $1,312 | Sep 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,152 | $1,400,000 | $1,216 | $1,509 | Aug 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,163 | $1,468,000 | $1,263 | $1,568 | May 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 4 | 01-05 | 1,044 | $1,375,000 | $1,317 | $1,635 | May 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,119 | $1,240,000 | $1,108 | $1,375 | Apr 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 2 | 01-05 | 1,238 | $1,480,000 | $1,196 | $1,485 | Mar 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 4 | 01-05 | 990 | $1,130,000 | $1,141 | $1,416 | Mar 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 4* | 01-05 | 1,485 | $1,778,888 | $1,198 | $1,487 | Jan 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 5 | 01-05 | 1,733 | $2,000,000 | $1,154 | $1,432 | Jan 2025 | Resale |
| STRATFORD COURT | 16 | OCR | 4 | 01-05 | 1,410 | $1,661,000 | $1,178 | $1,462 | Aug 2024 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,744 | $2,000,000 | $1,147 | $1,424 | Jul 2024 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,259 | $1,450,000 | $1,151 | $1,429 | Jul 2024 | Resale |
| STRATFORD COURT | 16 | OCR | 2 | 01-05 | 1,238 | $1,460,000 | $1,179 | $1,464 | Jul 2024 | Resale |
| STRATFORD COURT | 16 | OCR | 3 | 01-05 | 1,345 | $1,500,000 | $1,115 | $1,384 | May 2024 | Resale |
| STRATFORD COURT | 16 | OCR | 5* | 01-05 | 1,873 | $1,980,000 | $1,057 | $1,312 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.