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 WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 700 | $1,665,000 | $2,380 | $2,648 | Apr 2026 | Resale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 4 | 11-15 | 1,270 | $3,410,888 | $2,685 | $2,988 | Apr 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 3 | 11-15 | 958 | $2,550,000 | $2,662 | $2,962 | Apr 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 11-15 | 667 | $1,600,000 | $2,398 | $2,668 | Mar 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 11-15 | 700 | $1,680,000 | $2,401 | $2,672 | Mar 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 3 | 06-10 | 958 | $2,800,000 | $2,923 | $3,252 | Mar 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 11-15 | 667 | $1,588,000 | $2,380 | $2,648 | Feb 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 3 | 01-05 | 1,119 | $2,860,000 | $2,555 | $2,843 | Feb 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 700 | $1,675,000 | $2,394 | $2,664 | Feb 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 592 | $1,398,000 | $2,361 | $2,627 | Jan 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 3 | 01-05 | 958 | $2,500,000 | $2,610 | $2,904 | Jan 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 667 | $1,515,000 | $2,270 | $2,526 | Jan 2026 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 667 | $1,500,888 | $2,249 | $2,503 | Dec 2025 | Resale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 01-05 | 570 | $1,270,000 | $2,226 | $2,477 | Dec 2025 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 646 | $1,630,000 | $2,524 | $2,809 | Dec 2025 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 01-05 | 667 | $1,523,000 | $2,282 | $2,539 | Nov 2025 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 06-10 | 700 | $1,685,000 | $2,408 | $2,679 | Nov 2025 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 01-05 | 700 | $1,650,000 | $2,358 | $2,624 | Oct 2025 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 2 | 11-15 | 570 | $1,300,000 | $2,279 | $2,536 | Oct 2025 | Sub Sale |
| THE WOODLEIGH RESIDENCES | 13 | RCR | 3 | 06-10 | 850 | $2,328,000 | $2,738 | $3,047 | Oct 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.