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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,015 | $5,080,000 | $2,521 | $2,521 | Jan 2026 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,016 | $4,268,000 | $2,117 | $2,117 | Jan 2026 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,782 | $6,370,000 | $2,289 | $2,289 | Jun 2025 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,815 | $4,880,000 | $1,734 | $1,734 | Mar 2025 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,786 | $4,900,000 | $1,759 | $1,759 | Jan 2025 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,764 | $4,880,000 | $1,765 | $1,765 | Sep 2024 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,824 | $4,000,000 | $1,416 | $1,416 | Aug 2024 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,016 | $4,280,000 | $2,123 | $2,123 | Jul 2024 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,806 | $4,368,000 | $1,557 | $1,557 | Jan 2024 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 4,608 | $7,000,000 | $1,519 | $1,519 | Nov 2023 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,861 | $4,950,000 | $1,730 | $1,730 | Aug 2023 | Resale |
| TAI HWAN GARDEN | 19 | OCR | 5* | - | 2,854 | $5,580,000 | $1,955 | $1,955 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.