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 HELICONIA | 14 | OCR | 3 | 01-05 | 1,345 | $1,770,000 | $1,316 | $1,316 | Oct 2025 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 06-10 | 1,302 | $1,725,000 | $1,324 | $1,324 | Aug 2025 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 06-10 | 1,302 | $1,536,000 | $1,179 | $1,179 | Jun 2025 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 01-05 | 1,335 | $1,850,000 | $1,386 | $1,386 | Apr 2025 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 06-10 | 1,302 | $1,720,000 | $1,321 | $1,321 | Apr 2025 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 01-05 | 1,345 | $1,850,000 | $1,375 | $1,375 | Apr 2025 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 01-05 | 1,313 | $1,706,900 | $1,300 | $1,300 | Jul 2024 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 11-15 | 1,302 | $1,650,000 | $1,267 | $1,267 | Jun 2024 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 01-05 | 1,302 | $1,693,000 | $1,300 | $1,300 | Jun 2024 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 06-10 | 1,302 | $1,685,000 | $1,294 | $1,294 | May 2024 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 11-15 | 1,335 | $1,700,000 | $1,274 | $1,274 | May 2024 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 01-05 | 1,302 | $1,680,000 | $1,290 | $1,290 | Sep 2023 | Resale |
| THE HELICONIA | 14 | OCR | 3 | 01-05 | 1,335 | $1,500,000 | $1,124 | $1,124 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.