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 RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 06-10 | 614 | $1,450,000 | $2,363 | $2,363 | Mar 2026 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 01-05 | 646 | $1,470,000 | $2,276 | $2,276 | Dec 2025 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 01-05 | 646 | $1,460,000 | $2,261 | $2,261 | Dec 2025 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 01-05 | 614 | $1,450,000 | $2,363 | $2,363 | Oct 2025 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 3 | 01-05 | 710 | $1,580,000 | $2,224 | $2,224 | Mar 2025 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 3 | 06-10 | 818 | $1,868,000 | $2,283 | $2,283 | Nov 2024 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 3 | 06-10 | 667 | $1,482,000 | $2,221 | $2,221 | Oct 2024 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 01-05 | 646 | $1,550,000 | $2,400 | $2,400 | Aug 2024 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 01-05 | 646 | $1,480,000 | $2,292 | $2,292 | Jul 2024 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 3 | 01-05 | 667 | $1,580,000 | $2,368 | $2,368 | Nov 2023 | Resale |
| THE RISE @ OXLEY - RESIDENCES | 9 | CCR | 2 | 01-05 | 646 | $1,550,000 | $2,400 | $2,400 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.