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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STRATTON GREEN | 28 | OCR | 5* | - | 1,970 | $4,180,000 | $2,122 | $2,122 | Dec 2025 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 1,970 | $4,088,000 | $2,075 | $2,075 | Mar 2025 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 1,938 | $3,880,000 | $2,003 | $2,003 | Feb 2025 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 2,616 | $4,380,000 | $1,675 | $1,675 | Jun 2024 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 2,619 | $4,250,000 | $1,623 | $1,623 | May 2024 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 1,707 | $3,500,000 | $2,050 | $2,050 | Nov 2023 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 1,938 | $3,600,000 | $1,858 | $1,858 | Oct 2023 | Resale |
| STRATTON GREEN | 28 | OCR | 5* | - | 2,583 | $4,550,000 | $1,761 | $1,761 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.