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 SKYWOODS | 23 | OCR | 4 | 11-15 | 1,345 | $2,350,000 | $1,747 | $1,979 | Apr 2026 | Resale |
| THE SKYWOODS | 23 | OCR | 2 | 01-05 | 624 | $1,008,000 | $1,615 | $1,830 | Mar 2026 | Resale |
| THE SKYWOODS | 23 | OCR | 2 | 01-05 | 624 | $940,000 | $1,506 | $1,706 | Mar 2026 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 01-05 | 1,012 | $1,680,000 | $1,660 | $1,881 | Feb 2026 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 11-15 | 1,066 | $1,888,000 | $1,772 | $2,008 | Feb 2026 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 01-05 | 947 | $1,588,000 | $1,676 | $1,899 | Dec 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 01-05 | 947 | $1,590,000 | $1,679 | $1,902 | Dec 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 01-05 | 1,012 | $1,780,000 | $1,759 | $1,993 | Nov 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 2 | 01-05 | 721 | $1,100,000 | $1,525 | $1,728 | Nov 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 2 | 11-15 | 624 | $1,060,000 | $1,698 | $1,924 | Oct 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 11-15 | 1,066 | $1,870,000 | $1,755 | $1,989 | Oct 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 11-15 | 947 | $1,650,000 | $1,742 | $1,974 | Oct 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 4 | 01-05 | 1,345 | $2,230,000 | $1,657 | $1,878 | Oct 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 06-10 | 947 | $1,600,000 | $1,689 | $1,914 | Sep 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 01-05 | 1,012 | $1,680,000 | $1,660 | $1,881 | Sep 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 4 | 11-15 | 1,292 | $2,100,000 | $1,626 | $1,842 | Sep 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 2 | 11-15 | 624 | $1,020,000 | $1,634 | $1,851 | Sep 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 4 | 11-15 | 1,173 | $2,100,000 | $1,790 | $2,028 | Aug 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 4 | 06-10 | 1,345 | $2,300,000 | $1,709 | $1,936 | Aug 2025 | Resale |
| THE SKYWOODS | 23 | OCR | 3 | 11-15 | 947 | $1,688,000 | $1,782 | $2,019 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.