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 ESPARIS | 18 | OCR | 3 | 06-10 | 1,292 | $1,458,000 | $1,129 | $1,343 | Mar 2026 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 06-10 | 1,173 | $1,400,000 | $1,193 | $1,419 | Mar 2026 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,184 | $1,335,000 | $1,128 | $1,342 | Feb 2026 | Resale |
| THE ESPARIS | 18 | OCR | 2 | 01-05 | 1,076 | $1,260,000 | $1,171 | $1,393 | Feb 2026 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,259 | $1,388,000 | $1,102 | $1,311 | Feb 2026 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,270 | $1,330,000 | $1,047 | $1,245 | Jan 2026 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,292 | $1,387,000 | $1,074 | $1,277 | Sep 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,184 | $1,310,000 | $1,106 | $1,315 | Aug 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,184 | $1,300,000 | $1,098 | $1,306 | Jul 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,259 | $1,480,000 | $1,175 | $1,398 | Jul 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 06-10 | 1,324 | $1,520,000 | $1,148 | $1,365 | Jun 2025 | Resale |
| THE ESPARIS | 18 | OCR | 4 | 06-10 | 2,422 | $2,350,000 | $970 | $1,154 | Jun 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,173 | $1,250,000 | $1,065 | $1,267 | Apr 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,184 | $1,300,000 | $1,098 | $1,306 | Feb 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,173 | $1,295,000 | $1,104 | $1,313 | Feb 2025 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 06-10 | 1,184 | $1,355,000 | $1,144 | $1,361 | Dec 2024 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 06-10 | 1,184 | $1,378,000 | $1,164 | $1,384 | Oct 2024 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,324 | $1,470,000 | $1,110 | $1,320 | Sep 2024 | Resale |
| THE ESPARIS | 18 | OCR | 3 | 01-05 | 1,173 | $1,315,000 | $1,121 | $1,333 | Jul 2024 | Resale |
| THE ESPARIS | 18 | OCR | 4* | 06-10 | 1,464 | $1,705,000 | $1,165 | $1,386 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.