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 LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,238 | $3,060,000 | $2,472 | $2,583 | Jun 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 01-05 | 1,238 | $2,728,000 | $2,204 | $2,303 | May 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,292 | $2,693,000 | $2,085 | $2,179 | May 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,313 | $2,768,000 | $2,108 | $2,203 | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,238 | $3,080,000 | $2,488 | $2,600 | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 01-05 | 1,238 | $2,718,000 | $2,196 | $2,295 | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 4 | 16-20 | 1,356 | $3,132,900 | $2,310 | $2,414 | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 11-15 | 1,238 | $2,910,000 | $2,351 | $2,457 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 06-10 | 1,550 | $3,388,000 | $2,186 | $2,301 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 11-15 | 1,550 | $3,601,600 | $2,324 | $2,446 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 01-05 | 1,109 | $2,289,600 | $2,065 | $2,174 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 4 | 01-05 | 1,356 | $2,749,300 | $2,027 | $2,134 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 11-15 | 1,238 | $2,938,000 | $2,373 | $2,480 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 06-10 | 1,550 | $3,334,320 | $2,151 | $2,264 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 06-10 | 1,238 | $2,760,000 | $2,230 | $2,330 | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 1 | 06-10 | 678 | $1,593,000 | $2,349 | $2,455 | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,012 | $2,390,000 | $2,362 | $2,468 | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 1 | 06-10 | 678 | $1,592,000 | $2,348 | $2,454 | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 06-10 | 1,550 | $3,460,000 | $2,232 | $2,332 | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,109 | $2,542,000 | $2,293 | $2,396 | Feb 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.