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 BALE | 15 | OCR | 3* | 01-05 | 1,055 | $1,618,000 | $1,534 | $1,534 | Oct 2024 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,066 | $1,555,000 | $1,459 | $1,459 | Sep 2024 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,066 | $1,565,000 | $1,469 | $1,469 | Aug 2024 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,023 | $1,551,000 | $1,517 | $1,517 | Aug 2024 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,216 | $1,580,000 | $1,299 | $1,299 | May 2024 | Resale |
| THE BALE | 15 | OCR | 5* | 01-05 | 1,701 | $2,188,000 | $1,287 | $1,287 | Apr 2024 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,238 | $1,868,000 | $1,509 | $1,509 | Apr 2024 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,206 | $1,800,000 | $1,493 | $1,493 | Jan 2024 | Resale |
| THE BALE | 15 | OCR | 5* | 01-05 | 1,765 | $2,125,000 | $1,204 | $1,204 | Nov 2023 | Resale |
| THE BALE | 15 | OCR | 3* | 01-05 | 1,055 | $1,550,000 | $1,469 | $1,469 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.