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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 3,115 | $5,200,000 | $1,669 | $1,757 | Jan 2026 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,804 | $4,750,000 | $2,633 | $2,772 | Jan 2026 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,804 | $5,180,000 | $2,871 | $3,022 | Dec 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 2,176 | $4,860,000 | $2,233 | $2,351 | Nov 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,802 | $4,000,000 | $2,220 | $2,337 | Nov 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,835 | $3,888,000 | $2,119 | $2,231 | Oct 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,802 | $3,580,000 | $1,987 | $2,092 | Sep 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,821 | $3,550,000 | $1,949 | $2,052 | Jul 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,804 | $4,500,000 | $2,494 | $2,625 | May 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,807 | $4,000,000 | $2,213 | $2,329 | May 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,804 | $3,780,000 | $2,095 | $2,205 | Apr 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 2,601 | $4,260,000 | $1,638 | $1,724 | Apr 2025 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,816 | $3,600,000 | $1,983 | $2,087 | Dec 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,914 | $4,220,000 | $2,205 | $2,321 | Sep 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,816 | $3,518,000 | $1,937 | $2,039 | Aug 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,816 | $3,520,000 | $1,938 | $2,040 | Jul 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 3,111 | $5,000,000 | $1,607 | $1,692 | May 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 2,512 | $4,020,000 | $1,600 | $1,684 | May 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,802 | $3,500,000 | $1,942 | $2,044 | Apr 2024 | Resale |
| TEACHERS' HOUSING ESTATE | 26 | OCR | 5* | - | 1,804 | $3,100,000 | $1,718 | $1,808 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.