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 RAINFOREST | 23 | OCR | 3 | 16-20 | 947 | $1,530,000 | $1,615 | $1,837 | Apr 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 01-05 | 980 | $1,428,000 | $1,458 | $1,659 | Apr 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 06-10 | 1,141 | $1,730,000 | $1,516 | $1,725 | Apr 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 16-20 | 1,141 | $1,820,000 | $1,595 | $1,815 | Mar 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 11-15 | 1,130 | $1,805,000 | $1,597 | $1,817 | Mar 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 16-20 | 1,152 | $1,805,000 | $1,567 | $1,783 | Mar 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 2 | 01-05 | 1,033 | $1,350,000 | $1,306 | $1,486 | Mar 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 16-20 | 1,130 | $1,800,000 | $1,593 | $1,812 | Jan 2026 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 11-15 | 947 | $1,400,000 | $1,478 | $1,682 | Nov 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 06-10 | 1,152 | $1,680,000 | $1,459 | $1,660 | Nov 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 06-10 | 958 | $1,360,000 | $1,420 | $1,616 | Aug 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 4 | 06-10 | 1,238 | $1,940,000 | $1,567 | $1,783 | Aug 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 01-05 | 958 | $1,340,000 | $1,399 | $1,592 | Aug 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 06-10 | 958 | $1,450,000 | $1,514 | $1,723 | Aug 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 4 | 01-05 | 1,238 | $1,830,000 | $1,478 | $1,682 | Aug 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 4 | 01-05 | 1,528 | $2,100,000 | $1,374 | $1,563 | Jul 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 11-15 | 958 | $1,430,000 | $1,493 | $1,699 | Jun 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 01-05 | 958 | $1,360,000 | $1,420 | $1,616 | Apr 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 3 | 11-15 | 958 | $1,375,000 | $1,435 | $1,633 | Apr 2025 | Resale |
| THE RAINFOREST | 23 | OCR | 2 | 11-15 | 818 | $1,200,000 | $1,467 | $1,669 | Apr 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.