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 GARDENS AT BISHAN | 20 | RCR | 3 | 11-15 | 1,206 | $2,278,000 | $1,890 | $2,313 | Mar 2026 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 11-15 | 1,206 | $2,250,000 | $1,866 | $2,284 | Mar 2026 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 11-15 | 1,227 | $2,300,000 | $1,874 | $2,294 | Feb 2026 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 06-10 | 883 | $1,540,000 | $1,745 | $2,136 | Jan 2026 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 01-05 | 1,206 | $2,150,000 | $1,783 | $2,182 | Nov 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 01-05 | 893 | $1,500,000 | $1,679 | $2,055 | Oct 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 11-15 | 1,152 | $2,150,000 | $1,867 | $2,285 | Oct 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 11-15 | 1,206 | $2,190,000 | $1,817 | $2,224 | Sep 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 01-05 | 883 | $1,320,000 | $1,496 | $1,831 | Sep 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 01-05 | 1,206 | $2,150,000 | $1,783 | $2,182 | Aug 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 4 | 01-05 | 1,830 | $2,300,000 | $1,257 | $1,539 | Aug 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 06-10 | 1,227 | $2,250,000 | $1,834 | $2,245 | Aug 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 06-10 | 883 | $1,530,000 | $1,733 | $2,121 | Jul 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 06-10 | 1,206 | $2,150,000 | $1,783 | $2,182 | Jul 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 01-05 | 1,152 | $1,930,000 | $1,676 | $2,051 | Jul 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 01-05 | 883 | $1,538,000 | $1,743 | $2,133 | Jul 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 16-20 | 883 | $1,600,000 | $1,813 | $2,219 | Jul 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 2 | 16-20 | 883 | $1,580,000 | $1,790 | $2,191 | May 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 16-20 | 1,152 | $2,123,000 | $1,843 | $2,256 | Apr 2025 | Resale |
| THE GARDENS AT BISHAN | 20 | RCR | 3 | 06-10 | 1,227 | $2,180,000 | $1,777 | $2,175 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.