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 ALPS RESIDENCES | 18 | OCR | 2* | 06-10 | 700 | $1,082,000 | $1,546 | $1,733 | May 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 01-05 | 506 | $765,000 | $1,512 | $1,695 | May 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 01-05 | 506 | $760,000 | $1,502 | $1,683 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 11-15 | 689 | $1,025,000 | $1,488 | $1,668 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 01-05 | 689 | $1,000,000 | $1,452 | $1,627 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 01-05 | 463 | $725,000 | $1,566 | $1,755 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 06-10 | 506 | $810,000 | $1,601 | $1,794 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 3* | 01-05 | 936 | $1,410,000 | $1,506 | $1,688 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 01-05 | 506 | $740,000 | $1,463 | $1,640 | Apr 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 4* | 01-05 | 1,410 | $2,230,000 | $1,581 | $1,772 | Mar 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 06-10 | 700 | $1,068,000 | $1,526 | $1,710 | Mar 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 01-05 | 700 | $1,052,800 | $1,505 | $1,687 | Mar 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 01-05 | 700 | $1,040,000 | $1,486 | $1,665 | Feb 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 5* | 11-15 | 1,668 | $2,488,000 | $1,491 | $1,671 | Jan 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 11-15 | 495 | $802,888 | $1,622 | $1,818 | Jan 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 06-10 | 689 | $996,000 | $1,446 | $1,621 | Jan 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 2* | 06-10 | 689 | $999,000 | $1,450 | $1,625 | Jan 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 3* | 01-05 | 936 | $1,360,000 | $1,452 | $1,627 | Jan 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 3* | 11-15 | 1,087 | $1,733,000 | $1,594 | $1,787 | Jan 2026 | Resale |
| THE ALPS RESIDENCES | 18 | OCR | 1* | 01-05 | 506 | $765,000 | $1,512 | $1,695 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.