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 TAPESTRY | 18 | OCR | 3 | 01-05 | 926 | $1,630,000 | $1,761 | $1,959 | Apr 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 01-05 | 474 | $810,000 | $1,710 | $1,903 | Apr 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 11-15 | 441 | $750,000 | $1,699 | $1,891 | Mar 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 01-05 | 700 | $1,240,000 | $1,772 | $1,972 | Feb 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 3 | 06-10 | 990 | $1,791,888 | $1,809 | $2,013 | Feb 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 06-10 | 474 | $818,000 | $1,727 | $1,922 | Jan 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 11-15 | 603 | $1,065,000 | $1,767 | $1,966 | Jan 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 3 | 11-15 | 990 | $1,750,000 | $1,767 | $1,966 | Jan 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 11-15 | 603 | $1,070,000 | $1,775 | $1,975 | Jan 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 11-15 | 474 | $816,000 | $1,723 | $1,917 | Jan 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 11-15 | 603 | $1,078,000 | $1,788 | $1,990 | Jan 2026 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 11-15 | 603 | $1,056,000 | $1,752 | $1,949 | Dec 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 11-15 | 474 | $800,000 | $1,689 | $1,879 | Dec 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 01-05 | 441 | $760,000 | $1,722 | $1,916 | Dec 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 5 | 11-15 | 1,991 | $3,300,000 | $1,657 | $1,844 | Dec 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 3 | 06-10 | 1,130 | $1,970,000 | $1,743 | $1,939 | Nov 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 06-10 | 700 | $1,220,000 | $1,744 | $1,941 | Nov 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 01-05 | 441 | $770,000 | $1,745 | $1,942 | Nov 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 1 | 06-10 | 441 | $745,000 | $1,688 | $1,878 | Oct 2025 | Resale |
| THE TAPESTRY | 18 | OCR | 2 | 01-05 | 689 | $1,120,000 | $1,626 | $1,809 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.