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 MYST | 23 | OCR | 5 | 11-15 | 1,690 | $3,413,000 | $2,020 | $2,111 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 5 | 16-20 | 1,690 | $3,478,000 | $2,058 | $2,150 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 11-15 | 1,518 | $3,093,000 | $2,038 | $2,130 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 5 | 11-15 | 1,690 | $3,397,000 | $2,010 | $2,100 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 5 | 16-20 | 1,690 | $3,542,000 | $2,096 | $2,190 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 2 | 21-25 | 840 | $1,701,000 | $2,026 | $2,117 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 5 | 11-15 | 1,690 | $3,430,000 | $2,030 | $2,121 | May 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 11-15 | 1,518 | $3,081,000 | $2,030 | $2,121 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 16-20 | 1,518 | $3,129,000 | $2,062 | $2,155 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 2 | 21-25 | 840 | $1,714,000 | $2,041 | $2,133 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 3 | 21-25 | 850 | $1,773,000 | $2,085 | $2,179 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 5 | 16-20 | 1,690 | $3,574,000 | $2,115 | $2,210 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 11-15 | 1,518 | $3,105,000 | $2,046 | $2,138 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 11-15 | 1,518 | $3,093,000 | $2,038 | $2,130 | Apr 2026 | New Sale |
| THE MYST | 23 | OCR | 2 | 21-25 | 678 | $1,589,000 | $2,343 | $2,466 | Mar 2026 | New Sale |
| THE MYST | 23 | OCR | 5 | 16-20 | 1,690 | $3,462,000 | $2,049 | $2,157 | Mar 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 16-20 | 1,518 | $3,117,000 | $2,054 | $2,162 | Mar 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 11-15 | 1,518 | $3,105,000 | $2,046 | $2,138 | Feb 2026 | New Sale |
| THE MYST | 23 | OCR | 4 | 11-15 | 1,518 | $3,081,000 | $2,030 | $2,137 | Jan 2026 | New Sale |
| THE MYST | 23 | OCR | 3* | 21-25 | 1,227 | $2,325,000 | $1,895 | $1,980 | Jan 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.