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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUITES AT ORCHARD | 9 | CCR | 2 | 01-05 | 904 | $1,900,000 | $2,101 | $2,430 | Nov 2025 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 06-10 | 549 | $1,248,000 | $2,273 | $2,629 | Oct 2025 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 06-10 | 560 | $1,050,000 | $1,876 | $2,170 | Aug 2025 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 06-10 | 549 | $1,150,000 | $2,095 | $2,423 | Aug 2025 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 3 | 01-05 | 1,550 | $2,765,000 | $1,784 | $2,064 | Jul 2025 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 01-05 | 549 | $1,220,000 | $2,222 | $2,570 | Dec 2024 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 2 | 06-10 | 829 | $1,760,000 | $2,124 | $2,457 | Aug 2024 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 3 | 06-10 | 1,572 | $2,840,000 | $1,807 | $2,090 | Aug 2024 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 01-05 | 549 | $1,180,000 | $2,150 | $2,487 | Jul 2024 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 2 | 06-10 | 1,378 | $2,035,000 | $1,477 | $1,709 | Mar 2024 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 01-05 | 549 | $1,180,000 | $2,150 | $2,487 | Jan 2024 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 2 | 06-10 | 1,012 | $2,100,000 | $2,075 | $2,400 | Dec 2023 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 2 | 06-10 | 1,367 | $2,100,000 | $1,536 | $1,777 | Oct 2023 | Resale |
| SUITES AT ORCHARD | 9 | CCR | 1 | 01-05 | 549 | $1,110,000 | $2,022 | $2,339 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.