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 BOTANY AT DAIRY FARM | 23 | OCR | 2* | 01-05 | 883 | $1,990,000 | $2,255 | $2,359 | Apr 2026 | Sub Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,281 | $2,554,000 | $1,994 | $2,086 | Feb 2026 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 4 | 01-05 | 1,292 | $2,773,000 | $2,147 | $2,260 | Nov 2025 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,206 | $2,326,000 | $1,929 | $2,018 | Feb 2025 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 06-10 | 1,033 | $2,237,000 | $2,165 | $2,265 | Jan 2025 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 4 | 01-05 | 1,292 | $2,671,000 | $2,068 | $2,163 | Jan 2025 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,044 | $2,204,000 | $2,111 | $2,208 | Dec 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 01-05 | 1,033 | $2,024,000 | $1,959 | $2,049 | Dec 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 01-05 | 1,033 | $2,084,000 | $2,017 | $2,110 | Dec 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,216 | $2,304,000 | $1,894 | $1,981 | Nov 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,033 | $2,198,000 | $2,127 | $2,225 | Nov 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 2* | 11-15 | 883 | $2,070,000 | $2,345 | $2,453 | Nov 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 4 | 06-10 | 1,292 | $2,576,000 | $1,994 | $2,086 | Nov 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 01-05 | 1,033 | $2,044,000 | $1,978 | $2,069 | Nov 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 2* | 11-15 | 883 | $2,065,000 | $2,340 | $2,448 | Oct 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 06-10 | 1,033 | $2,141,000 | $2,072 | $2,167 | Oct 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,206 | $2,298,000 | $1,906 | $1,994 | Oct 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 01-05 | 1,033 | $2,043,000 | $1,977 | $2,068 | Oct 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 3 | 11-15 | 1,033 | $2,206,000 | $2,135 | $2,233 | Sep 2024 | New Sale |
| THE BOTANY AT DAIRY FARM | 23 | OCR | 2* | 11-15 | 883 | $2,048,000 | $2,320 | $2,427 | Sep 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.