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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SYMPHONY SUITES | 27 | OCR | 2 | 11-15 | 689 | $970,000 | $1,408 | $1,584 | May 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 11-15 | 893 | $1,230,000 | $1,377 | $1,549 | May 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 01-05 | 915 | $1,200,000 | $1,312 | $1,476 | May 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 2 | 06-10 | 689 | $955,000 | $1,386 | $1,559 | May 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 01-05 | 915 | $1,180,000 | $1,290 | $1,451 | May 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 2 | 01-05 | 689 | $940,000 | $1,365 | $1,535 | Apr 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 4 | 11-15 | 1,023 | $1,420,000 | $1,389 | $1,562 | Apr 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 2 | 11-15 | 689 | $973,000 | $1,412 | $1,588 | Mar 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 06-10 | 915 | $1,250,000 | $1,366 | $1,537 | Mar 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 06-10 | 797 | $1,080,000 | $1,356 | $1,525 | Mar 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 06-10 | 915 | $1,188,000 | $1,298 | $1,460 | Mar 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 4 | 01-05 | 1,023 | $1,420,000 | $1,389 | $1,562 | Feb 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 4 | 11-15 | 1,023 | $1,440,000 | $1,408 | $1,584 | Feb 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 01-05 | 893 | $1,158,000 | $1,296 | $1,458 | Feb 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 06-10 | 786 | $1,103,000 | $1,404 | $1,579 | Jan 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 06-10 | 786 | $1,045,000 | $1,330 | $1,496 | Jan 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 01-05 | 786 | $1,050,000 | $1,336 | $1,503 | Jan 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 11-15 | 797 | $1,095,000 | $1,375 | $1,547 | Jan 2026 | Resale |
| SYMPHONY SUITES | 27 | OCR | 4 | 11-15 | 1,023 | $1,438,000 | $1,406 | $1,582 | Dec 2025 | Resale |
| SYMPHONY SUITES | 27 | OCR | 3 | 11-15 | 915 | $1,210,000 | $1,323 | $1,488 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.