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 TERRACE | 19 | OCR | 3 | 01-05 | 1,076 | $1,630,000 | $1,514 | $1,709 | May 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 01-05 | 1,001 | $1,388,000 | $1,387 | $1,566 | May 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 06-10 | 1,076 | $1,600,000 | $1,486 | $1,678 | May 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,001 | $1,530,000 | $1,528 | $1,725 | Apr 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,076 | $1,680,000 | $1,561 | $1,762 | Apr 2026 | Resale |
| THE TERRACE | 19 | OCR | 4 | 11-15 | 1,442 | $2,390,000 | $1,657 | $1,871 | Mar 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,001 | $1,550,000 | $1,548 | $1,748 | Feb 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 06-10 | 1,076 | $1,680,000 | $1,561 | $1,762 | Feb 2026 | Resale |
| THE TERRACE | 19 | OCR | 4 | 06-10 | 1,313 | $2,200,000 | $1,675 | $1,891 | Feb 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 16-20 | 1,076 | $1,670,000 | $1,551 | $1,751 | Feb 2026 | Resale |
| THE TERRACE | 19 | OCR | 4 | 06-10 | 1,442 | $2,305,000 | $1,598 | $1,804 | Feb 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 01-05 | 1,076 | $1,630,888 | $1,515 | $1,710 | Jan 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 01-05 | 1,173 | $1,880,000 | $1,602 | $1,809 | Jan 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 06-10 | 1,076 | $1,620,000 | $1,505 | $1,699 | Jan 2026 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,076 | $1,670,000 | $1,551 | $1,751 | Dec 2025 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,076 | $1,632,000 | $1,516 | $1,711 | Nov 2025 | Resale |
| THE TERRACE | 19 | OCR | 4 | 11-15 | 1,313 | $2,133,000 | $1,624 | $1,833 | Nov 2025 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,076 | $1,610,000 | $1,496 | $1,689 | Nov 2025 | Resale |
| THE TERRACE | 19 | OCR | 3 | 11-15 | 1,076 | $1,659,999 | $1,542 | $1,741 | Nov 2025 | Resale |
| THE TERRACE | 19 | OCR | 4 | 11-15 | 1,313 | $2,150,000 | $1,637 | $1,848 | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.