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 TENNERY | 23 | OCR | 1 | 06-10 | 614 | $846,000 | $1,379 | $1,575 | Feb 2026 | Resale |
| THE TENNERY | 23 | OCR | 1 | 16-20 | 614 | $850,000 | $1,385 | $1,582 | Feb 2026 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $820,000 | $1,337 | $1,527 | Feb 2026 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $840,000 | $1,369 | $1,564 | Feb 2026 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $845,000 | $1,377 | $1,573 | Feb 2026 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $870,000 | $1,418 | $1,620 | Jan 2026 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $828,888 | $1,351 | $1,543 | Dec 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $840,000 | $1,369 | $1,564 | Dec 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $800,000 | $1,304 | $1,490 | Dec 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $830,000 | $1,353 | $1,546 | Nov 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $850,000 | $1,385 | $1,582 | Sep 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $825,000 | $1,345 | $1,537 | Sep 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 01-05 | 614 | $841,000 | $1,371 | $1,566 | Sep 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 624 | $868,000 | $1,390 | $1,588 | Sep 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $805,000 | $1,312 | $1,499 | Sep 2025 | Resale |
| THE TENNERY | 23 | OCR | 2* | 01-05 | 850 | $1,150,000 | $1,352 | $1,545 | Sep 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 16-20 | 614 | $848,000 | $1,382 | $1,579 | Aug 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $850,000 | $1,385 | $1,582 | Aug 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 11-15 | 614 | $818,000 | $1,333 | $1,523 | Aug 2025 | Resale |
| THE TENNERY | 23 | OCR | 1 | 06-10 | 614 | $820,000 | $1,337 | $1,527 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.