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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 969 | $1,290,000 | $1,332 | — | Jan 2026 | Resale |
| THE WISTERIA | 27 | OCR | 4 | 06-10 | 1,173 | $1,666,000 | $1,420 | — | Nov 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 01-05 | 969 | $1,260,000 | $1,301 | — | Nov 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 01-05 | 969 | $1,240,000 | $1,280 | — | Nov 2025 | Resale |
| THE WISTERIA | 27 | OCR | 2 | 06-10 | 710 | $1,055,888 | $1,486 | — | Nov 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 01-05 | 893 | $1,200,000 | $1,343 | — | Oct 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 893 | $1,278,000 | $1,430 | — | Oct 2025 | Resale |
| THE WISTERIA | 27 | OCR | 4 | 11-15 | 1,173 | $1,700,000 | $1,449 | — | Oct 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 893 | $1,230,000 | $1,377 | — | Oct 2025 | Resale |
| THE WISTERIA | 27 | OCR | 1 | 06-10 | 549 | $798,000 | $1,454 | — | Oct 2025 | Resale |
| THE WISTERIA | 27 | OCR | 1 | 11-15 | 549 | $830,000 | $1,512 | — | Sep 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 969 | $1,280,000 | $1,321 | — | Sep 2025 | Resale |
| THE WISTERIA | 27 | OCR | 2 | 01-05 | 635 | $838,000 | $1,320 | — | Aug 2025 | Resale |
| THE WISTERIA | 27 | OCR | 1 | 06-10 | 441 | $745,888 | $1,690 | — | Aug 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 969 | $1,338,000 | $1,381 | — | Jun 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 969 | $1,355,000 | $1,399 | — | May 2025 | Resale |
| THE WISTERIA | 27 | OCR | 2 | 06-10 | 710 | $1,010,000 | $1,422 | — | Apr 2025 | Resale |
| THE WISTERIA | 27 | OCR | 2 | 01-05 | 635 | $853,000 | $1,343 | — | Apr 2025 | Resale |
| THE WISTERIA | 27 | OCR | 3 | 06-10 | 893 | $1,248,000 | $1,397 | — | Mar 2025 | Resale |
| THE WISTERIA | 27 | OCR | 1 | 06-10 | 549 | $800,000 | $1,457 | — | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.