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 WOODGROVE | 25 | OCR | 3 | 06-10 | 1,033 | $968,000 | $937 | $1,155 | Apr 2026 | Resale |
| THE WOODGROVE | 25 | OCR | 2 | 06-10 | 872 | $825,000 | $946 | $1,166 | Dec 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 2 | 06-10 | 893 | $900,000 | $1,007 | $1,241 | Oct 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 2 | 06-10 | 829 | $860,000 | $1,038 | $1,279 | Sep 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 2 | 06-10 | 872 | $862,888 | $990 | $1,220 | Aug 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 2 | 06-10 | 893 | $900,555 | $1,008 | $1,242 | Aug 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 2 | 06-10 | 872 | $843,000 | $967 | $1,192 | Jul 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 3 | 01-05 | 1,033 | $950,000 | $919 | $1,133 | Mar 2025 | Resale |
| THE WOODGROVE | 25 | OCR | 3 | 06-10 | 1,033 | $970,000 | $939 | $1,157 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.