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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,368 | $2,480,000 | $1,047 | — | May 2026 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,336 | $2,216,800 | $949 | — | Dec 2025 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,336 | $2,188,888 | $937 | — | May 2025 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,379 | $2,300,000 | $967 | — | Apr 2025 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,325 | $2,188,000 | $941 | — | Jan 2025 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,336 | $2,350,000 | $1,006 | — | Jan 2025 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,379 | $2,190,000 | $921 | — | Nov 2024 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,368 | $2,150,000 | $908 | — | Sep 2024 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,325 | $2,200,000 | $946 | — | Sep 2024 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,379 | $2,150,000 | $904 | — | Aug 2024 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,400 | $2,000,000 | $833 | — | Jun 2024 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,530 | $2,140,000 | $846 | — | Apr 2024 | Resale |
| THE SPRINGFIELD | 16 | OCR | 5* | - | 2,390 | $1,980,000 | $829 | — | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.