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 DEW | 23 | OCR | 3 | 11-15 | 1,206 | $1,500,000 | $1,244 | $1,497 | Feb 2026 | Resale |
| THE DEW | 23 | OCR | 3 | 01-05 | 1,432 | $1,680,000 | $1,174 | $1,412 | Dec 2025 | Resale |
| THE DEW | 23 | OCR | 3 | 01-05 | 1,313 | $1,495,000 | $1,138 | $1,369 | Oct 2025 | Resale |
| THE DEW | 23 | OCR | 3 | 01-05 | 1,313 | $1,486,600 | $1,132 | $1,362 | Dec 2024 | Resale |
| THE DEW | 23 | OCR | 3 | 01-05 | 1,324 | $1,470,000 | $1,110 | $1,335 | Nov 2024 | Resale |
| THE DEW | 23 | OCR | 3 | 11-15 | 1,206 | $1,370,000 | $1,136 | $1,367 | Jun 2024 | Resale |
| THE DEW | 23 | OCR | 3 | 06-10 | 1,313 | $1,553,800 | $1,183 | $1,423 | May 2024 | Resale |
| THE DEW | 23 | OCR | 3 | 11-15 | 1,389 | $1,588,000 | $1,144 | $1,376 | Oct 2023 | Resale |
| THE DEW | 23 | OCR | 5* | 16-20 | 2,336 | $1,960,000 | $839 | $1,009 | Oct 2023 | Resale |
| THE DEW | 23 | OCR | 3 | 06-10 | 1,206 | $1,227,000 | $1,018 | $1,225 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.