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).
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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 | — | Jun 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 01-05 | 1,238 | $2,728,000 | $2,204 | — | May 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,292 | $2,693,000 | $2,085 | — | May 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,313 | $2,768,000 | $2,108 | — | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,238 | $3,080,000 | $2,488 | — | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 01-05 | 1,238 | $2,718,000 | $2,196 | — | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 4 | 16-20 | 1,356 | $3,132,900 | $2,310 | — | Apr 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 11-15 | 1,238 | $2,910,000 | $2,351 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 06-10 | 1,550 | $3,388,000 | $2,186 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 11-15 | 1,550 | $3,601,600 | $2,324 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 01-05 | 1,109 | $2,289,600 | $2,065 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 4 | 01-05 | 1,356 | $2,749,300 | $2,027 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 11-15 | 1,238 | $2,938,000 | $2,373 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 06-10 | 1,550 | $3,334,320 | $2,151 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 06-10 | 1,238 | $2,760,000 | $2,230 | — | Mar 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 1 | 06-10 | 678 | $1,593,000 | $2,349 | — | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,012 | $2,390,000 | $2,362 | — | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 1 | 06-10 | 678 | $1,592,000 | $2,348 | — | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 5 | 06-10 | 1,550 | $3,460,000 | $2,232 | — | Feb 2026 | New Sale |
| THE LAKEGARDEN RESIDENCES | 22 | OCR | 3 | 16-20 | 1,109 | $2,542,000 | $2,293 | — | 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.