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 CENTRIS | 22 | OCR | 3 | 11-15 | 1,302 | $2,138,000 | $1,642 | — | May 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,259 | $2,135,000 | $1,695 | — | May 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 06-10 | 1,066 | $1,810,000 | $1,699 | — | Apr 2026 | Resale |
| THE CENTRIS | 22 | OCR | 2 | 11-15 | 980 | $1,643,000 | $1,677 | — | Mar 2026 | Resale |
| THE CENTRIS | 22 | OCR | 4 | 06-10 | 1,442 | $2,310,000 | $1,602 | — | Mar 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,324 | $2,285,000 | $1,726 | — | Feb 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 06-10 | 1,259 | $2,063,888 | $1,639 | — | Feb 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,302 | $2,040,000 | $1,566 | — | Feb 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 06-10 | 1,066 | $1,805,000 | $1,694 | — | Jan 2026 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,324 | $2,180,000 | $1,647 | — | Jan 2026 | Resale |
| THE CENTRIS | 22 | OCR | 2 | 06-10 | 936 | $1,530,000 | $1,634 | — | Dec 2025 | Resale |
| THE CENTRIS | 22 | OCR | 5* | 16-20 | 1,744 | $2,228,888 | $1,278 | — | Dec 2025 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,152 | $1,910,000 | $1,658 | — | Dec 2025 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 06-10 | 1,066 | $1,790,000 | $1,680 | — | Nov 2025 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 01-05 | 1,292 | $1,650,000 | $1,277 | — | Oct 2025 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,238 | $2,085,000 | $1,684 | — | Aug 2025 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 11-15 | 1,119 | $1,910,000 | $1,706 | — | Jul 2025 | Resale |
| THE CENTRIS | 22 | OCR | 2 | 11-15 | 893 | $1,400,000 | $1,567 | — | Jun 2025 | Resale |
| THE CENTRIS | 22 | OCR | 3 | 01-05 | 1,582 | $1,980,000 | $1,251 | — | Jun 2025 | Resale |
| THE CENTRIS | 22 | OCR | 4 | 06-10 | 1,442 | $2,246,000 | $1,557 | — | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.