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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUNHAVEN | 16 | OCR | 2 | 06-10 | 990 | $1,388,000 | $1,402 | $1,402 | Feb 2026 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,313 | $1,815,000 | $1,382 | $1,382 | Jan 2026 | Resale |
| SUNHAVEN | 16 | OCR | 4 | 06-10 | 1,453 | $1,990,000 | $1,369 | $1,369 | Dec 2025 | Resale |
| SUNHAVEN | 16 | OCR | 2 | 06-10 | 1,894 | $1,738,000 | $917 | $917 | Dec 2025 | Resale |
| SUNHAVEN | 16 | OCR | 2 | 01-05 | 1,066 | $1,150,000 | $1,079 | $1,079 | Nov 2025 | Resale |
| SUNHAVEN | 16 | OCR | 2 | 01-05 | 990 | $1,290,000 | $1,303 | $1,303 | Nov 2025 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 06-10 | 1,313 | $1,830,000 | $1,394 | $1,394 | Jul 2025 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,819 | $2,085,000 | $1,146 | $1,146 | Jun 2025 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 06-10 | 1,259 | $1,750,000 | $1,390 | $1,390 | Jan 2025 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,259 | $1,750,000 | $1,390 | $1,390 | Oct 2024 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,862 | $2,050,000 | $1,101 | $1,101 | Aug 2024 | Resale |
| SUNHAVEN | 16 | OCR | 2 | 01-05 | 1,087 | $1,410,000 | $1,297 | $1,297 | Aug 2024 | Resale |
| SUNHAVEN | 16 | OCR | 2 | 01-05 | 1,389 | $1,550,000 | $1,116 | $1,116 | Jul 2024 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,259 | $1,570,000 | $1,247 | $1,247 | Sep 2023 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,259 | $1,590,000 | $1,263 | $1,263 | Sep 2023 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 01-05 | 1,281 | $1,570,000 | $1,226 | $1,226 | Sep 2023 | Resale |
| SUNHAVEN | 16 | OCR | 3 | 06-10 | 1,259 | $1,535,800 | $1,219 | $1,219 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.