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 GLADES | 16 | OCR | 2 | 06-10 | 689 | $1,200,000 | $1,742 | $1,967 | Apr 2026 | Resale |
| THE GLADES | 16 | OCR | 3 | 01-05 | 1,001 | $1,720,000 | $1,718 | $1,940 | Apr 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 667 | $1,180,000 | $1,768 | $1,996 | Mar 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 797 | $1,220,000 | $1,532 | $1,730 | Mar 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 786 | $1,250,000 | $1,591 | $1,796 | Mar 2026 | Resale |
| THE GLADES | 16 | OCR | 1 | 06-10 | 474 | $820,000 | $1,731 | $1,954 | Mar 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 689 | $1,215,000 | $1,764 | $1,991 | Feb 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 11-15 | 624 | $1,080,000 | $1,730 | $1,953 | Feb 2026 | Resale |
| THE GLADES | 16 | OCR | 2* | 01-05 | 678 | $1,268,000 | $1,870 | $2,111 | Feb 2026 | Resale |
| THE GLADES | 16 | OCR | 1 | 01-05 | 506 | $865,000 | $1,710 | $1,931 | Jan 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 721 | $1,288,000 | $1,786 | $2,016 | Jan 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 11-15 | 689 | $1,165,000 | $1,691 | $1,909 | Jan 2026 | Resale |
| THE GLADES | 16 | OCR | 2 | 11-15 | 721 | $1,350,000 | $1,872 | $2,113 | Jan 2026 | Resale |
| THE GLADES | 16 | OCR | 1 | 01-05 | 474 | $820,000 | $1,731 | $1,954 | Jan 2026 | Resale |
| THE GLADES | 16 | OCR | 3 | 01-05 | 1,184 | $1,868,000 | $1,578 | $1,781 | Dec 2025 | Resale |
| THE GLADES | 16 | OCR | 2 | 06-10 | 700 | $1,220,000 | $1,744 | $1,969 | Dec 2025 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 689 | $1,155,000 | $1,677 | $1,893 | Dec 2025 | Resale |
| THE GLADES | 16 | OCR | 1 | 01-05 | 484 | $835,000 | $1,724 | $1,946 | Dec 2025 | Resale |
| THE GLADES | 16 | OCR | 2 | 01-05 | 689 | $1,220,000 | $1,771 | $1,999 | Nov 2025 | Resale |
| THE GLADES | 16 | OCR | 1 | 01-05 | 495 | $800,000 | $1,616 | $1,824 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.