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 TEMBUSU | 19 | OCR | 1 | 06-10 | 474 | $905,000 | $1,911 | $1,911 | Apr 2026 | Resale |
| THE TEMBUSU | 19 | OCR | 2 | 16-20 | 936 | $1,850,000 | $1,976 | $1,976 | Feb 2026 | Resale |
| THE TEMBUSU | 19 | OCR | 2 | 16-20 | 1,023 | $1,790,000 | $1,750 | $1,750 | Jan 2026 | Resale |
| THE TEMBUSU | 19 | OCR | 2 | 11-15 | 753 | $1,480,000 | $1,964 | $1,964 | Jan 2026 | Resale |
| THE TEMBUSU | 19 | OCR | 2 | 06-10 | 753 | $1,520,000 | $2,017 | $2,017 | Dec 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 2 | 06-10 | 753 | $1,528,000 | $2,028 | $2,028 | Dec 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 1 | 11-15 | 484 | $910,000 | $1,879 | $1,879 | Nov 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 1 | 01-05 | 635 | $938,000 | $1,477 | $1,477 | Nov 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 1 | 11-15 | 474 | $868,000 | $1,833 | $1,833 | Oct 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 3 | 06-10 | 1,044 | $2,240,000 | $2,145 | $2,145 | Oct 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 1 | 01-05 | 484 | $858,000 | $1,771 | $1,771 | Oct 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 4 | 16-20 | 1,367 | $3,000,008 | $2,195 | $2,195 | Aug 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 2 | 11-15 | 753 | $1,495,000 | $1,984 | $1,984 | Jul 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 3 | 01-05 | 1,044 | $2,210,000 | $2,117 | $2,117 | Jul 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 3 | 11-15 | 1,044 | $2,220,000 | $2,126 | $2,126 | May 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 3 | 01-05 | 1,216 | $2,310,888 | $1,900 | $1,900 | May 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 1 | 11-15 | 474 | $880,000 | $1,858 | $1,858 | Feb 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 4 | 16-20 | 1,701 | $3,100,000 | $1,823 | $1,823 | Feb 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 3 | 16-20 | 1,378 | $2,570,000 | $1,865 | $1,865 | Jan 2025 | Resale |
| THE TEMBUSU | 19 | OCR | 1 | 06-10 | 474 | $850,000 | $1,795 | $1,795 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.