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