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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| TAI YUAN GARDEN | 19 | OCR | 5* | - | 6,243 | $7,388,000 | $1,183 | $1,183 | Mar 2026 | Resale |
| TAI YUAN GARDEN | 19 | OCR | 5* | - | 2,387 | $6,780,000 | $2,840 | $2,840 | Feb 2026 | Resale |
| TAI YUAN GARDEN | 19 | OCR | 5* | - | 3,451 | $5,735,000 | $1,662 | $1,662 | Dec 2024 | Resale |
| TAI YUAN GARDEN | 19 | OCR | 5* | - | 3,456 | $5,400,000 | $1,562 | $1,562 | Jul 2024 | Resale |
| TAI YUAN GARDEN | 19 | OCR | 5* | - | 3,316 | $4,850,000 | $1,462 | $1,462 | Sep 2023 | Resale |
| TAI YUAN GARDEN | 19 | OCR | 5* | - | 6,278 | $8,300,000 | $1,322 | $1,322 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.