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 WOODS | 22 | OCR | 5* | - | 4,004 | $2,650,000 | $662 | $756 | Nov 2025 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,004 | $2,685,000 | $671 | $767 | Aug 2025 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,004 | $2,550,000 | $637 | $728 | Jul 2025 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,004 | $2,650,000 | $662 | $756 | Mar 2025 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,015 | $2,508,000 | $625 | $714 | Feb 2025 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,004 | $2,450,000 | $612 | $699 | Oct 2024 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,004 | $2,388,000 | $596 | $681 | Jul 2024 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,263 | $2,500,000 | $587 | $671 | Mar 2024 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,004 | $2,300,000 | $574 | $656 | Feb 2024 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,263 | $2,360,000 | $554 | $633 | Dec 2023 | Resale |
| THE WOODS | 22 | OCR | 5* | - | 4,015 | $2,200,000 | $548 | $626 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.