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 ORCHARD RESIDENCES | 9 | CCR | 4 | 26-30 | 2,465 | $7,700,000 | $3,124 | $3,634 | Jun 2025 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 3 | 31-35 | 1,808 | $5,300,000 | $2,931 | $3,409 | Jun 2025 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 3 | 31-35 | 1,808 | $5,399,900 | $2,986 | $3,473 | Apr 2025 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 4 | 31-35 | 2,852 | $9,480,000 | $3,323 | $3,865 | Mar 2025 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 3 | 11-15 | 1,808 | $5,500,000 | $3,041 | $3,537 | Dec 2024 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 4 | 46-50 | 2,852 | $10,250,000 | $3,593 | $4,179 | Sep 2024 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 3 | 11-15 | 2,174 | $5,688,888 | $2,616 | $3,043 | May 2024 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 3 | 16-20 | 2,174 | $6,900,000 | $3,173 | $3,691 | Feb 2024 | Resale |
| THE ORCHARD RESIDENCES | 9 | CCR | 4 | 21-25 | 2,465 | $8,300,000 | $3,367 | $3,916 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.