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 MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 840 | $962,000 | $1,146 | $1,309 | Mar 2026 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,518 | $1,860,000 | $1,226 | $1,401 | Mar 2026 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 861 | $1,018,000 | $1,182 | $1,350 | Mar 2026 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 840 | $1,030,000 | $1,227 | $1,402 | Feb 2026 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 936 | $1,150,000 | $1,228 | $1,403 | Feb 2026 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,528 | $1,830,000 | $1,197 | $1,367 | Dec 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,432 | $1,550,000 | $1,083 | $1,237 | Dec 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 861 | $1,100,000 | $1,277 | $1,459 | Nov 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,023 | $1,260,000 | $1,232 | $1,407 | Oct 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,173 | $1,350,000 | $1,151 | $1,315 | Oct 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 1 | 01-05 | 592 | $810,000 | $1,368 | $1,563 | Oct 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,464 | $1,750,000 | $1,195 | $1,365 | Oct 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 840 | $980,000 | $1,167 | $1,333 | Sep 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 3 | 01-05 | 1,141 | $1,400,000 | $1,227 | $1,402 | Jun 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 840 | $988,888 | $1,178 | $1,346 | Jun 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 980 | $998,888 | $1,020 | $1,165 | Jun 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 861 | $1,100,000 | $1,277 | $1,459 | May 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 840 | $975,000 | $1,161 | $1,326 | May 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 2 | 01-05 | 936 | $1,180,000 | $1,260 | $1,439 | Mar 2025 | Resale |
| THE MILTONIA RESIDENCES | 27 | OCR | 1 | 01-05 | 517 | $726,000 | $1,405 | $1,605 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.