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 MADEIRA | 23 | OCR | 3 | 01-05 | 1,378 | $1,450,000 | $1,052 | $1,266 | Feb 2026 | Resale |
| THE MADEIRA | 23 | OCR | 2 | 16-20 | 1,055 | $1,340,000 | $1,270 | $1,528 | Feb 2026 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 21-25 | 1,270 | $1,560,000 | $1,228 | $1,477 | Jan 2026 | Resale |
| THE MADEIRA | 23 | OCR | 2 | 06-10 | 936 | $1,200,000 | $1,281 | $1,541 | Nov 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 01-05 | 1,378 | $1,488,000 | $1,080 | $1,299 | Nov 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 21-25 | 1,238 | $1,538,000 | $1,242 | $1,494 | Oct 2025 | Resale |
| THE MADEIRA | 23 | OCR | 2 | 16-20 | 936 | $1,208,000 | $1,290 | $1,552 | Sep 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 11-15 | 1,238 | $1,500,000 | $1,212 | $1,458 | Sep 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 26-30 | 2,034 | $2,230,000 | $1,096 | $1,318 | Aug 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 11-15 | 1,249 | $1,468,000 | $1,176 | $1,415 | Aug 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 21-25 | 1,238 | $1,520,000 | $1,228 | $1,477 | Jul 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 11-15 | 1,356 | $1,650,000 | $1,217 | $1,464 | Jul 2025 | Resale |
| THE MADEIRA | 23 | OCR | 2 | 16-20 | 936 | $1,200,000 | $1,281 | $1,541 | Jun 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 06-10 | 1,302 | $1,500,000 | $1,152 | $1,386 | Jun 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 21-25 | 1,356 | $1,635,000 | $1,206 | $1,451 | Jun 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 06-10 | 1,238 | $1,500,000 | $1,212 | $1,458 | May 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 16-20 | 1,249 | $1,480,000 | $1,185 | $1,426 | May 2025 | Resale |
| THE MADEIRA | 23 | OCR | 2 | 06-10 | 936 | $1,125,000 | $1,201 | $1,445 | May 2025 | Resale |
| THE MADEIRA | 23 | OCR | 2 | 16-20 | 1,055 | $1,320,000 | $1,251 | $1,505 | Apr 2025 | Resale |
| THE MADEIRA | 23 | OCR | 3 | 16-20 | 1,302 | $1,600,000 | $1,228 | $1,477 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.