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 ORIE | 12 | RCR | 3 | 36-40 | 1,130 | $3,108,000 | $2,750 | $2,871 | Mar 2026 | New Sale |
| THE ORIE | 12 | RCR | 3 | 26-30 | 1,130 | $3,000,000 | $2,654 | $2,770 | Jan 2026 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,367 | $3,748,000 | $2,742 | $2,862 | Jan 2026 | New Sale |
| THE ORIE | 12 | RCR | 3 | 26-30 | 1,130 | $3,017,000 | $2,669 | $2,786 | Jan 2026 | New Sale |
| THE ORIE | 12 | RCR | 3 | 21-25 | 1,130 | $2,976,000 | $2,633 | $2,748 | Jan 2026 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,367 | $3,708,000 | $2,712 | $2,831 | Dec 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,367 | $3,728,000 | $2,727 | $2,847 | Dec 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 31-35 | 1,367 | $3,678,000 | $2,691 | $2,809 | Dec 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,367 | $3,738,000 | $2,734 | $2,854 | Dec 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,216 | $3,441,000 | $2,829 | $2,953 | Dec 2025 | New Sale |
| THE ORIE | 12 | RCR | 5 | 36-40 | 1,453 | $4,018,000 | $2,765 | $2,886 | Nov 2025 | New Sale |
| THE ORIE | 12 | RCR | 5 | 31-35 | 1,453 | $3,972,000 | $2,733 | $2,853 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,216 | $3,405,000 | $2,799 | $2,922 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,367 | $3,698,000 | $2,705 | $2,824 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 31-35 | 1,367 | $3,668,000 | $2,683 | $2,801 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 5 | 36-40 | 1,453 | $4,030,000 | $2,773 | $2,895 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 31-35 | 1,367 | $3,648,000 | $2,669 | $2,786 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 3 | 26-30 | 1,130 | $2,992,000 | $2,647 | $2,763 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 31-35 | 1,367 | $3,658,000 | $2,676 | $2,793 | Oct 2025 | New Sale |
| THE ORIE | 12 | RCR | 4 | 36-40 | 1,216 | $3,423,000 | $2,814 | $2,937 | Oct 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.