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 SCALA | 19 | OCR | 2 | 06-10 | 904 | $1,838,888 | $2,034 | $2,324 | Apr 2026 | Resale |
| THE SCALA | 19 | OCR | 2 | 11-15 | 829 | $1,650,000 | $1,991 | $2,275 | Apr 2026 | Resale |
| THE SCALA | 19 | OCR | 1 | 01-05 | 474 | $850,000 | $1,795 | $2,051 | Mar 2026 | Resale |
| THE SCALA | 19 | OCR | 4 | 01-05 | 1,367 | $2,680,000 | $1,960 | $2,239 | Mar 2026 | Resale |
| THE SCALA | 19 | OCR | 2 | 06-10 | 904 | $1,800,000 | $1,991 | $2,275 | Dec 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 06-10 | 893 | $1,725,000 | $1,931 | $2,206 | Nov 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 11-15 | 904 | $1,800,000 | $1,991 | $2,275 | Nov 2025 | Resale |
| THE SCALA | 19 | OCR | 3 | 11-15 | 1,044 | $2,100,000 | $2,011 | $2,297 | Nov 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 06-10 | 904 | $1,800,000 | $1,991 | $2,275 | Nov 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 01-05 | 829 | $1,550,000 | $1,870 | $2,136 | Oct 2025 | Resale |
| THE SCALA | 19 | OCR | 1 | 11-15 | 474 | $910,000 | $1,921 | $2,195 | Oct 2025 | Resale |
| THE SCALA | 19 | OCR | 3 | 16-20 | 1,044 | $2,060,000 | $1,973 | $2,254 | Oct 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 11-15 | 850 | $1,688,000 | $1,985 | $2,268 | Jul 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 11-15 | 893 | $1,750,000 | $1,959 | $2,238 | Jul 2025 | Resale |
| THE SCALA | 19 | OCR | 3 | 01-05 | 1,044 | $1,988,000 | $1,904 | $2,175 | Jul 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 16-20 | 850 | $1,750,000 | $2,058 | $2,351 | Jun 2025 | Resale |
| THE SCALA | 19 | OCR | 3 | 01-05 | 1,044 | $1,915,000 | $1,834 | $2,095 | May 2025 | Resale |
| THE SCALA | 19 | OCR | 3 | 11-15 | 1,044 | $1,950,000 | $1,868 | $2,134 | Apr 2025 | Resale |
| THE SCALA | 19 | OCR | 3 | 01-05 | 1,044 | $1,980,000 | $1,896 | $2,166 | Mar 2025 | Resale |
| THE SCALA | 19 | OCR | 2 | 16-20 | 850 | $1,668,000 | $1,962 | $2,241 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.