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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,765 | $4,500,000 | $2,549 | $2,549 | Apr 2026 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 06-10 | 1,981 | $4,850,000 | $2,449 | $2,449 | Mar 2026 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,593 | $4,028,000 | $2,528 | $2,528 | Dec 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,335 | $3,380,000 | $2,532 | $2,532 | Dec 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,033 | $2,600,000 | $2,516 | $2,516 | Dec 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,109 | $2,660,000 | $2,399 | $2,399 | Nov 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3* | 01-05 | 1,023 | $2,680,000 | $2,621 | $2,621 | Sep 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,033 | $2,650,000 | $2,565 | $2,565 | Aug 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,335 | $3,520,000 | $2,637 | $2,637 | Jul 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 06-10 | 1,507 | $3,800,000 | $2,522 | $2,522 | Jun 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,507 | $3,880,000 | $2,575 | $2,575 | Mar 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,033 | $2,650,000 | $2,565 | $2,565 | Jan 2025 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,335 | $3,200,000 | $2,398 | $2,398 | Aug 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 06-10 | 1,593 | $3,880,000 | $2,436 | $2,436 | Jul 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3* | 01-05 | 1,119 | $2,600,000 | $2,323 | $2,323 | Jul 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 01-05 | 1,033 | $2,550,000 | $2,468 | $2,468 | Jul 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 06-10 | 1,765 | $3,900,000 | $2,209 | $2,209 | Apr 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 06-10 | 1,765 | $4,200,000 | $2,379 | $2,379 | Mar 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3 | 06-10 | 1,765 | $3,850,000 | $2,181 | $2,181 | Jan 2024 | Resale |
| TANGLIN PARK | 10 | CCR | 3* | 01-05 | 1,023 | $2,438,000 | $2,384 | $2,384 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.