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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,272 | $2,700,000 | $825 | $1,024 | Apr 2026 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,025 | $2,758,000 | $912 | $1,132 | Mar 2026 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,025 | $2,770,000 | $916 | $1,137 | Jan 2026 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,035 | $2,780,000 | $916 | $1,137 | Nov 2024 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,025 | $2,580,000 | $853 | $1,059 | Jun 2024 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,025 | $2,368,000 | $783 | $972 | May 2024 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,950 | $2,900,000 | $734 | $911 | Jan 2024 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,025 | $2,400,000 | $793 | $984 | Jan 2024 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,369 | $2,700,000 | $801 | $994 | Jul 2023 | Resale |
| SUMMER GARDENS | 16 | OCR | 5* | - | 3,369 | $2,550,000 | $757 | $940 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.