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 | 1,130 | $2,517,000 | $2,227 | $2,344 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 06-10 | 1,130 | $2,447,000 | $2,165 | $2,279 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 01-05 | 1,130 | $2,349,000 | $2,078 | $2,187 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 1,130 | $2,493,000 | $2,206 | $2,322 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 11-15 | 969 | $1,982,000 | $2,046 | $2,154 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 01-05 | 969 | $1,958,000 | $2,021 | $2,127 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 06-10 | 969 | $2,013,000 | $2,078 | $2,187 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 3* | 01-05 | 969 | $1,959,000 | $2,022 | $2,128 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 624 | $1,196,000 | $1,916 | $2,017 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 01-05 | 624 | $1,144,000 | $1,832 | $1,928 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 11-15 | 624 | $1,226,000 | $1,964 | $2,067 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 624 | $1,153,000 | $1,847 | $1,944 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 01-05 | 624 | $1,150,000 | $1,842 | $1,939 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 06-10 | 624 | $1,177,000 | $1,885 | $1,984 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 16-20 | 624 | $1,250,000 | $2,002 | $2,107 | Apr 2026 | New Sale |
| TENGAH GARDEN RESIDENCES | 24 | OCR | 2* | 01-05 | 624 | $1,138,000 | $1,823 | $1,919 | Apr 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.