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 TROPICA | 18 | OCR | 3 | 01-05 | 1,227 | $1,590,000 | $1,296 | $1,597 | Dec 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 01-05 | 1,744 | $2,200,000 | $1,262 | $1,556 | Oct 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 11-15 | 1,238 | $1,650,000 | $1,333 | $1,643 | Oct 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 01-05 | 1,238 | $1,700,000 | $1,373 | $1,692 | Oct 2025 | Resale |
| THE TROPICA | 18 | OCR | 4 | 11-15 | 1,507 | $2,200,000 | $1,460 | $1,800 | Oct 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 11-15 | 1,238 | $1,620,000 | $1,309 | $1,613 | Oct 2025 | Resale |
| THE TROPICA | 18 | OCR | 2 | 11-15 | 990 | $1,240,000 | $1,252 | $1,543 | Sep 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 06-10 | 1,238 | $1,600,000 | $1,293 | $1,594 | Jun 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 01-05 | 1,195 | $1,530,000 | $1,281 | $1,579 | May 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 11-15 | 1,238 | $1,588,888 | $1,284 | $1,583 | Apr 2025 | Resale |
| THE TROPICA | 18 | OCR | 3 | 06-10 | 1,238 | $1,508,000 | $1,218 | $1,501 | Dec 2024 | Resale |
| THE TROPICA | 18 | OCR | 3 | 06-10 | 1,195 | $1,550,000 | $1,297 | $1,599 | Dec 2024 | Resale |
| THE TROPICA | 18 | OCR | 3 | 11-15 | 1,195 | $1,650,000 | $1,381 | $1,702 | Dec 2024 | Resale |
| THE TROPICA | 18 | OCR | 3 | 01-05 | 1,238 | $1,660,000 | $1,341 | $1,653 | Nov 2024 | Resale |
| THE TROPICA | 18 | OCR | 3 | 01-05 | 1,238 | $1,460,000 | $1,179 | $1,453 | Oct 2024 | Resale |
| THE TROPICA | 18 | OCR | 4 | 06-10 | 1,518 | $2,031,000 | $1,338 | $1,649 | Sep 2024 | Resale |
| THE TROPICA | 18 | OCR | 3 | 01-05 | 1,227 | $1,518,000 | $1,237 | $1,525 | May 2024 | Resale |
| THE TROPICA | 18 | OCR | 3 | 11-15 | 1,227 | $1,500,000 | $1,222 | $1,506 | Apr 2024 | Resale |
| THE TROPICA | 18 | OCR | 2 | 01-05 | 990 | $1,080,000 | $1,091 | $1,345 | Apr 2024 | Resale |
| THE TROPICA | 18 | OCR | 2 | 01-05 | 990 | $1,050,000 | $1,060 | $1,307 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.