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 PETALS | 23 | OCR | 4 | 01-05 | 1,636 | $2,525,000 | $1,543 | $1,543 | Dec 2025 | Resale |
| THE PETALS | 23 | OCR | 3 | 06-10 | 2,831 | $3,000,000 | $1,060 | $1,060 | Oct 2025 | Resale |
| THE PETALS | 23 | OCR | 4 | 01-05 | 1,636 | $2,410,000 | $1,473 | $1,473 | May 2025 | Resale |
| THE PETALS | 23 | OCR | 3 | 01-05 | 1,593 | $1,900,888 | $1,193 | $1,193 | May 2025 | Resale |
| THE PETALS | 23 | OCR | 4 | 06-10 | 3,584 | $3,690,000 | $1,029 | $1,029 | Mar 2025 | Resale |
| THE PETALS | 23 | OCR | 4 | 06-10 | 1,765 | $2,560,000 | $1,450 | $1,450 | Nov 2024 | Resale |
| THE PETALS | 23 | OCR | 3 | 06-10 | 1,335 | $1,830,000 | $1,371 | $1,371 | Aug 2024 | Resale |
| THE PETALS | 23 | OCR | 2 | 06-10 | 1,023 | $1,348,000 | $1,318 | $1,318 | May 2024 | Resale |
| THE PETALS | 23 | OCR | 4 | 06-10 | 4,402 | $4,188,888 | $951 | $951 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.