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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TENET | 18 | OCR | 4 | 01-05 | 1,098 | $1,955,000 | $1,781 | $1,867 | Apr 2026 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 980 | $1,750,000 | $1,787 | $1,873 | Mar 2026 | New Sale |
| TENET | 18 | OCR | 4 | 01-05 | 1,098 | $1,955,000 | $1,781 | $1,867 | Mar 2026 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 980 | $1,766,000 | $1,803 | $1,898 | Feb 2026 | New Sale |
| TENET | 18 | OCR | 4 | 11-15 | 1,367 | $2,256,600 | $1,651 | $1,731 | Dec 2024 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 893 | $1,158,000 | $1,296 | $1,358 | Dec 2024 | New Sale |
| TENET | 18 | OCR | 3 | 11-15 | 926 | $1,443,900 | $1,560 | $1,635 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 980 | $1,368,000 | $1,397 | $1,464 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 3 | 11-15 | 980 | $1,613,500 | $1,647 | $1,726 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 980 | $1,486,100 | $1,517 | $1,590 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 926 | $1,441,700 | $1,557 | $1,632 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 893 | $1,393,700 | $1,560 | $1,635 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 5 | 11-15 | 1,711 | $2,458,400 | $1,436 | $1,505 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 3 | 11-15 | 1,152 | $1,687,600 | $1,465 | $1,536 | Sep 2024 | New Sale |
| TENET | 18 | OCR | 4 | 06-10 | 1,109 | $1,681,000 | $1,516 | $1,589 | Jun 2024 | New Sale |
| TENET | 18 | OCR | 5 | 01-05 | 1,572 | $2,245,000 | $1,429 | $1,498 | Aug 2023 | New Sale |
| TENET | 18 | OCR | 3 | 06-10 | 926 | $1,334,000 | $1,441 | $1,510 | Jul 2023 | New Sale |
| TENET | 18 | OCR | 5 | 01-05 | 1,572 | $2,237,000 | $1,423 | $1,492 | Jul 2023 | New Sale |
| TENET | 18 | OCR | 5 | 01-05 | 1,561 | $2,205,000 | $1,413 | $1,481 | Jul 2023 | New Sale |
| TENET | 18 | OCR | 3 | 01-05 | 958 | $1,376,000 | $1,436 | $1,505 | Jul 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.