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 SOUND | 15 | OCR | 3* | 01-05 | 1,066 | $2,200,000 | $2,065 | $2,065 | Dec 2025 | Resale |
| THE SOUND | 15 | OCR | 3 | 01-05 | 1,270 | $2,520,000 | $1,984 | $1,984 | Dec 2025 | Resale |
| THE SOUND | 15 | OCR | 4 | 01-05 | 1,518 | $2,920,000 | $1,924 | $1,924 | Aug 2025 | Resale |
| THE SOUND | 15 | OCR | 2* | 01-05 | 807 | $1,630,000 | $2,019 | $2,019 | May 2025 | Resale |
| THE SOUND | 15 | OCR | 3* | 01-05 | 1,066 | $2,260,000 | $2,121 | $2,121 | Apr 2025 | Resale |
| THE SOUND | 15 | OCR | 3 | 01-05 | 1,141 | $2,260,000 | $1,981 | $1,981 | Mar 2025 | Resale |
| THE SOUND | 15 | OCR | 4* | 01-05 | 1,378 | $2,650,000 | $1,923 | $1,923 | Aug 2024 | Resale |
| THE SOUND | 15 | OCR | 2* | 01-05 | 829 | $1,680,000 | $2,027 | $2,027 | Aug 2024 | Resale |
| THE SOUND | 15 | OCR | 2 | 01-05 | 893 | $1,760,000 | $1,970 | $1,970 | Oct 2023 | Resale |
| THE SOUND | 15 | OCR | 2 | 01-05 | 893 | $1,750,000 | $1,959 | $1,959 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.