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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUNGLADE | 19 | OCR | 2* | 01-05 | 861 | $1,500,000 | $1,742 | $2,096 | Feb 2026 | Resale |
| SUNGLADE | 19 | OCR | 3* | 06-10 | 1,152 | $1,880,000 | $1,632 | $1,963 | Feb 2026 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,152 | $1,980,000 | $1,719 | $2,068 | Feb 2026 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,109 | $1,680,000 | $1,515 | $1,823 | Jan 2026 | Resale |
| SUNGLADE | 19 | OCR | 3* | 06-10 | 1,238 | $2,110,000 | $1,705 | $2,051 | Jan 2026 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,141 | $1,915,000 | $1,678 | $2,019 | Dec 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,195 | $1,830,000 | $1,532 | $1,843 | Nov 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,109 | $1,650,000 | $1,488 | $1,790 | Nov 2025 | Resale |
| SUNGLADE | 19 | OCR | 4* | 01-05 | 1,518 | $2,220,000 | $1,463 | $1,760 | Nov 2025 | Resale |
| SUNGLADE | 19 | OCR | 2* | 06-10 | 861 | $1,500,000 | $1,742 | $2,096 | Jun 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 11-15 | 1,141 | $1,950,000 | $1,709 | $2,056 | Jun 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 06-10 | 1,044 | $1,738,888 | $1,665 | $2,003 | May 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 11-15 | 1,152 | $1,875,000 | $1,628 | $1,958 | Mar 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,098 | $1,719,888 | $1,566 | $1,884 | Mar 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 969 | $1,600,000 | $1,652 | $1,987 | Feb 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,141 | $1,825,000 | $1,600 | $1,925 | Jan 2025 | Resale |
| SUNGLADE | 19 | OCR | 3* | 06-10 | 1,044 | $1,700,000 | $1,628 | $1,958 | Dec 2024 | Resale |
| SUNGLADE | 19 | OCR | 2* | 01-05 | 861 | $1,350,000 | $1,568 | $1,886 | Nov 2024 | Resale |
| SUNGLADE | 19 | OCR | 2* | 06-10 | 861 | $1,500,000 | $1,742 | $2,096 | Nov 2024 | Resale |
| SUNGLADE | 19 | OCR | 3* | 01-05 | 1,098 | $1,718,000 | $1,565 | $1,883 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.