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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 1,249 | $2,893,000 | $2,317 | $2,439 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 1,249 | $2,867,000 | $2,296 | $2,394 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 1,141 | $2,558,000 | $2,242 | $2,338 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 4* | 11-15 | 1,259 | $2,829,000 | $2,246 | $2,342 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 06-10 | 904 | $1,924,000 | $2,128 | $2,219 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 1,033 | $2,318,000 | $2,243 | $2,339 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 1,249 | $2,880,000 | $2,307 | $2,406 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 753 | $1,525,000 | $2,024 | $2,111 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 11-15 | 624 | $1,246,000 | $1,996 | $2,081 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 667 | $1,430,000 | $2,143 | $2,235 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 753 | $1,594,000 | $2,116 | $2,206 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 4* | 11-15 | 1,259 | $2,863,000 | $2,273 | $2,370 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 753 | $1,562,000 | $2,073 | $2,162 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 4* | 06-10 | 1,259 | $2,792,000 | $2,217 | $2,312 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 06-10 | 1,023 | $2,296,000 | $2,245 | $2,341 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 11-15 | 624 | $1,238,000 | $1,983 | $2,068 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 06-10 | 1,033 | $2,204,000 | $2,133 | $2,224 | May 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 11-15 | 624 | $1,218,000 | $1,951 | $2,054 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 11-15 | 624 | $1,234,000 | $1,977 | $2,081 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 01-05 | 624 | $1,142,000 | $1,829 | $1,925 | Apr 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.