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 LAKEFRONT RESIDENCES | 22 | OCR | 2 | 11-15 | 721 | $1,385,000 | $1,920 | $2,193 | Apr 2026 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 11-15 | 1,012 | $1,818,000 | $1,797 | $2,053 | Mar 2026 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 4 | 01-05 | 1,410 | $2,345,000 | $1,663 | $1,900 | Mar 2026 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 2 | 16-20 | 721 | $1,330,000 | $1,844 | $2,107 | Mar 2026 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 1 | 06-10 | 495 | $828,000 | $1,672 | $1,910 | Mar 2026 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 16-20 | 1,023 | $1,778,888 | $1,740 | $1,988 | Jan 2026 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 06-10 | 1,033 | $1,780,000 | $1,723 | $1,968 | Dec 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 2 | 01-05 | 1,238 | $1,450,000 | $1,171 | $1,338 | Nov 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 2 | 11-15 | 775 | $1,365,000 | $1,761 | $2,012 | Nov 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 06-10 | 1,001 | $1,755,000 | $1,753 | $2,003 | Nov 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 11-15 | 1,055 | $1,700,000 | $1,612 | $1,842 | Oct 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 01-05 | 990 | $1,625,000 | $1,641 | $1,875 | Sep 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 11-15 | 1,001 | $1,748,888 | $1,747 | $1,996 | Aug 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 4 | 16-20 | 1,421 | $2,450,000 | $1,724 | $1,970 | Jun 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 11-15 | 1,012 | $1,750,000 | $1,730 | $1,976 | Jun 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 2 | 06-10 | 721 | $1,310,000 | $1,816 | $2,075 | Jun 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 2 | 11-15 | 1,066 | $1,860,000 | $1,745 | $1,994 | Jun 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 2 | 01-05 | 753 | $1,260,000 | $1,672 | $1,910 | Jun 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 01-05 | 990 | $1,662,800 | $1,679 | $1,918 | Apr 2025 | Resale |
| THE LAKEFRONT RESIDENCES | 22 | OCR | 3 | 06-10 | 1,001 | $1,650,000 | $1,648 | $1,883 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.