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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,216 | $1,980,000 | $1,628 | $1,628 | Oct 2025 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,313 | $2,080,000 | $1,584 | $1,584 | Oct 2025 | Resale |
| THE ACACIAS | 13 | OCR | 2 | 01-05 | 980 | $1,470,000 | $1,501 | $1,501 | Aug 2025 | Resale |
| THE ACACIAS | 13 | OCR | 2 | 01-05 | 1,001 | $1,524,800 | $1,523 | $1,523 | Jul 2025 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,378 | $2,050,000 | $1,488 | $1,488 | Jul 2025 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,313 | $2,000,000 | $1,523 | $1,523 | Jan 2025 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,884 | $2,610,000 | $1,386 | $1,386 | Sep 2024 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,227 | $1,830,000 | $1,491 | $1,491 | Jun 2024 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,894 | $2,720,000 | $1,436 | $1,436 | May 2024 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,249 | $1,760,000 | $1,410 | $1,410 | Feb 2024 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,227 | $1,660,000 | $1,353 | $1,353 | Oct 2023 | Resale |
| THE ACACIAS | 13 | OCR | 3 | 01-05 | 1,249 | $1,690,000 | $1,354 | $1,354 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.