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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,490,000 | $1,154 | $1,432 | Mar 2026 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,281 | $1,450,000 | $1,132 | $1,405 | Jan 2026 | Resale |
| SUNRISE GARDENS | 28 | OCR | 4 | 01-05 | 2,034 | $2,150,000 | $1,057 | $1,312 | Jan 2026 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,460,000 | $1,130 | $1,403 | Nov 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,440,000 | $1,115 | $1,384 | Nov 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 2 | 01-05 | 990 | $1,028,888 | $1,039 | $1,290 | Oct 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 2 | 01-05 | 1,216 | $1,300,000 | $1,069 | $1,327 | Oct 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 2 | 01-05 | 926 | $1,018,000 | $1,100 | $1,365 | Oct 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,475 | $1,480,000 | $1,004 | $1,246 | Sep 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,496 | $1,300,000 | $869 | $1,079 | Jun 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 4 | 01-05 | 2,034 | $2,150,000 | $1,057 | $1,312 | May 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,420,000 | $1,099 | $1,364 | May 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 2 | 01-05 | 1,216 | $1,180,000 | $970 | $1,204 | Apr 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,418,000 | $1,098 | $1,363 | Mar 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,270 | $1,390,000 | $1,094 | $1,358 | Feb 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,302 | $1,450,000 | $1,113 | $1,382 | Jan 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 4 | 01-05 | 2,056 | $2,080,000 | $1,012 | $1,256 | Jan 2025 | Resale |
| SUNRISE GARDENS | 28 | OCR | 2 | 01-05 | 883 | $900,000 | $1,020 | $1,266 | Nov 2024 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,388,000 | $1,075 | $1,334 | Nov 2024 | Resale |
| SUNRISE GARDENS | 28 | OCR | 3 | 01-05 | 1,292 | $1,160,000 | $898 | $1,115 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.