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 GAZANIA | 19 | OCR | 4 | 01-05 | 1,862 | $4,200,000 | $2,255 | $2,255 | Mar 2026 | Resale |
| THE GAZANIA | 19 | OCR | 1 | 01-05 | 463 | $860,000 | $1,858 | $1,858 | Mar 2026 | Resale |
| THE GAZANIA | 19 | OCR | 4 | 01-05 | 1,302 | $3,300,000 | $2,534 | $2,534 | Dec 2025 | Resale |
| THE GAZANIA | 19 | OCR | 3 | 01-05 | 850 | $2,100,000 | $2,470 | $2,470 | Nov 2025 | Resale |
| THE GAZANIA | 19 | OCR | 1 | 01-05 | 441 | $980,000 | $2,221 | $2,221 | Oct 2025 | Resale |
| THE GAZANIA | 19 | OCR | 3 | 01-05 | 990 | $2,380,000 | $2,403 | $2,403 | Aug 2025 | Resale |
| THE GAZANIA | 19 | OCR | 1 | 01-05 | 463 | $930,000 | $2,009 | $2,009 | Aug 2025 | Resale |
| THE GAZANIA | 19 | OCR | 3 | 01-05 | 990 | $2,360,000 | $2,383 | $2,383 | Jul 2025 | Resale |
| THE GAZANIA | 19 | OCR | 3 | 01-05 | 883 | $2,070,000 | $2,345 | $2,345 | Jun 2025 | Resale |
| THE GAZANIA | 19 | OCR | 3 | 01-05 | 904 | $1,998,000 | $2,210 | $2,210 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.