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 RAINTREE | 21 | OCR | 2 | 01-05 | 1,141 | $1,800,000 | $1,578 | $1,866 | Apr 2026 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,292 | $1,928,000 | $1,493 | $1,766 | Mar 2026 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,292 | $1,830,000 | $1,417 | $1,676 | Feb 2026 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,507 | $2,150,000 | $1,427 | $1,688 | Sep 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,389 | $1,928,000 | $1,389 | $1,643 | Sep 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,313 | $1,968,888 | $1,499 | $1,773 | Sep 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,302 | $2,060,000 | $1,582 | $1,871 | Aug 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,270 | $1,850,000 | $1,457 | $1,723 | Jul 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,335 | $1,950,000 | $1,461 | $1,728 | Jun 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,313 | $1,880,000 | $1,432 | $1,694 | Jun 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,292 | $1,820,000 | $1,409 | $1,666 | Apr 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,313 | $1,880,000 | $1,432 | $1,694 | Mar 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,270 | $1,800,000 | $1,417 | $1,676 | Feb 2025 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,389 | $1,940,000 | $1,397 | $1,652 | Dec 2024 | Resale |
| THE RAINTREE | 21 | OCR | 2 | 01-05 | 1,141 | $1,675,000 | $1,468 | $1,736 | Dec 2024 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,270 | $1,768,000 | $1,392 | $1,646 | Nov 2024 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 06-10 | 1,270 | $1,805,000 | $1,421 | $1,681 | Nov 2024 | Resale |
| THE RAINTREE | 21 | OCR | 3 | 01-05 | 1,281 | $1,780,000 | $1,390 | $1,644 | Oct 2024 | Resale |
| THE RAINTREE | 21 | OCR | 2 | 01-05 | 1,044 | $1,448,000 | $1,387 | $1,640 | Aug 2024 | Resale |
| THE RAINTREE | 21 | OCR | 2 | 01-05 | 926 | $1,400,000 | $1,512 | $1,788 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.