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 ARDEN | 23 | OCR | 4 | 01-05 | 1,410 | $2,323,000 | $1,647 | $1,721 | Nov 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,109 | $2,108,000 | $1,901 | $1,986 | Nov 2025 | New Sale |
| THE ARDEN | 23 | OCR | 4 | 01-05 | 1,389 | $2,495,000 | $1,797 | $1,878 | Oct 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,109 | $2,027,000 | $1,828 | $1,910 | Sep 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,109 | $2,028,000 | $1,829 | $1,911 | Sep 2025 | New Sale |
| THE ARDEN | 23 | OCR | 4 | 01-05 | 1,206 | $2,215,000 | $1,837 | $1,920 | Sep 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,012 | $1,854,000 | $1,832 | $1,914 | Aug 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,109 | $1,944,000 | $1,753 | $1,832 | Aug 2025 | New Sale |
| THE ARDEN | 23 | OCR | 4 | 01-05 | 1,636 | $2,669,000 | $1,631 | $1,704 | Jul 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,141 | $1,974,000 | $1,730 | $1,808 | Jul 2025 | New Sale |
| THE ARDEN | 23 | OCR | 4 | 01-05 | 1,410 | $2,302,000 | $1,633 | $1,706 | Jul 2025 | New Sale |
| THE ARDEN | 23 | OCR | 4 | 01-05 | 1,389 | $2,473,000 | $1,781 | $1,861 | Jul 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,141 | $1,848,000 | $1,620 | $1,705 | May 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,109 | $2,008,000 | $1,811 | $1,892 | May 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,109 | $2,081,000 | $1,877 | $1,961 | May 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,249 | $2,162,000 | $1,732 | $1,810 | May 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,141 | $1,974,000 | $1,730 | $1,808 | Apr 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,012 | $1,901,000 | $1,879 | $1,963 | Apr 2025 | New Sale |
| THE ARDEN | 23 | OCR | 3 | 01-05 | 1,249 | $2,022,000 | $1,619 | $1,692 | Apr 2025 | New Sale |
| THE ARDEN | 23 | OCR | 4 | 01-05 | 1,389 | $2,495,000 | $1,797 | $1,878 | Apr 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.