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 CALROSE | 26 | OCR | 4 | 01-05 | 2,142 | $3,358,899 | $1,568 | $1,568 | Mar 2026 | Resale |
| THE CALROSE | 26 | OCR | 2 | 01-05 | 1,012 | $2,053,800 | $2,030 | $2,030 | Jan 2026 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,259 | $2,608,000 | $2,071 | $2,071 | Nov 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,249 | $2,720,000 | $2,178 | $2,178 | Oct 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,249 | $1,733,334 | $1,388 | $1,388 | Oct 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,249 | $2,588,000 | $2,073 | $2,073 | Sep 2025 | Resale |
| THE CALROSE | 26 | OCR | 4 | 01-05 | 1,658 | $3,101,199 | $1,871 | $1,871 | Aug 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,238 | $2,510,000 | $2,028 | $2,028 | Aug 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,528 | $2,800,000 | $1,832 | $1,832 | Jun 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,389 | $2,650,000 | $1,908 | $1,908 | May 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,238 | $2,470,000 | $1,995 | $1,995 | Mar 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,238 | $2,420,000 | $1,955 | $1,955 | Feb 2025 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,163 | $2,358,000 | $2,028 | $2,028 | Feb 2025 | Resale |
| THE CALROSE | 26 | OCR | 4 | 01-05 | 1,442 | $2,733,800 | $1,895 | $1,895 | Feb 2025 | Resale |
| THE CALROSE | 26 | OCR | 2 | 01-05 | 1,292 | $2,300,000 | $1,781 | $1,781 | Dec 2024 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 2,185 | $3,218,000 | $1,473 | $1,473 | Oct 2024 | Resale |
| THE CALROSE | 26 | OCR | 2 | 01-05 | 1,873 | $2,090,000 | $1,116 | $1,116 | Aug 2024 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,141 | $2,180,000 | $1,911 | $1,911 | Jul 2024 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,238 | $2,428,000 | $1,961 | $1,961 | Jun 2024 | Resale |
| THE CALROSE | 26 | OCR | 3 | 01-05 | 1,238 | $2,360,000 | $1,907 | $1,907 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.