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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STRATUM | 18 | OCR | 2 | 01-05 | 893 | $1,100,000 | $1,231 | $1,395 | Mar 2026 | Resale |
| STRATUM | 18 | OCR | 1 | 01-05 | 441 | $670,000 | $1,518 | $1,720 | Mar 2026 | Resale |
| STRATUM | 18 | OCR | 3 | 01-05 | 1,098 | $1,518,888 | $1,383 | $1,567 | Feb 2026 | Resale |
| STRATUM | 18 | OCR | 1 | 01-05 | 431 | $705,000 | $1,637 | $1,855 | Feb 2026 | Resale |
| STRATUM | 18 | OCR | 2 | 01-05 | 818 | $1,130,000 | $1,381 | $1,565 | Jan 2026 | Resale |
| STRATUM | 18 | OCR | 2 | 01-05 | 947 | $1,200,000 | $1,267 | $1,436 | Dec 2025 | Resale |
| STRATUM | 18 | OCR | 3 | 01-05 | 1,765 | $2,250,888 | $1,275 | $1,445 | Oct 2025 | Resale |
| STRATUM | 18 | OCR | 2 | 01-05 | 764 | $1,070,888 | $1,401 | $1,587 | Oct 2025 | Resale |
| STRATUM | 18 | OCR | 3 | 01-05 | 1,098 | $1,540,000 | $1,403 | $1,590 | Jul 2025 | Resale |
| STRATUM | 18 | OCR | 5 | 01-05 | 2,443 | $2,090,000 | $855 | $969 | Jun 2025 | Resale |
| STRATUM | 18 | OCR | 3 | 01-05 | 1,098 | $1,425,000 | $1,298 | $1,471 | May 2025 | Resale |
| STRATUM | 18 | OCR | 1 | 01-05 | 452 | $680,000 | $1,504 | $1,704 | May 2025 | Resale |
| STRATUM | 18 | OCR | 1 | 01-05 | 452 | $660,000 | $1,460 | $1,654 | May 2025 | Resale |
| STRATUM | 18 | OCR | 1 | 01-05 | 431 | $658,000 | $1,528 | $1,731 | Apr 2025 | Resale |
| STRATUM | 18 | OCR | 2 | 01-05 | 775 | $1,060,000 | $1,368 | $1,550 | Mar 2025 | Resale |
| STRATUM | 18 | OCR | 3 | 01-05 | 1,098 | $1,450,000 | $1,321 | $1,497 | Mar 2025 | Resale |
| STRATUM | 18 | OCR | 1 | 01-05 | 581 | $760,000 | $1,308 | $1,482 | Mar 2025 | Resale |
| STRATUM | 18 | OCR | 3 | 01-05 | 1,098 | $1,400,000 | $1,275 | $1,445 | Feb 2025 | Resale |
| STRATUM | 18 | OCR | 2 | 01-05 | 775 | $1,050,000 | $1,355 | $1,535 | Dec 2024 | Resale |
| STRATUM | 18 | OCR | 4 | 01-05 | 1,798 | $2,068,000 | $1,150 | $1,303 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.