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 KENG GARDENS | 19 | OCR | 5* | - | 1,786 | $4,020,000 | $2,251 | $2,251 | Feb 2026 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,870 | $4,150,000 | $2,220 | $2,220 | Oct 2025 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,781 | $4,168,000 | $2,340 | $2,340 | Apr 2025 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,869 | $3,500,000 | $1,873 | $1,873 | Nov 2024 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,871 | $3,800,000 | $2,031 | $2,031 | Jun 2024 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,871 | $4,480,000 | $2,395 | $2,395 | May 2024 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,871 | $3,686,888 | $1,971 | $1,971 | Apr 2024 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,856 | $3,760,000 | $2,026 | $2,026 | Dec 2023 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,941 | $4,500,000 | $2,319 | $2,319 | Sep 2023 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,705 | $3,388,888 | $1,988 | $1,988 | Sep 2023 | Resale |
| TAI KENG GARDENS | 19 | OCR | 5* | - | 1,628 | $3,300,000 | $2,028 | $2,028 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.