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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THOMSON GROVE | 26 | OCR | 5* | 06-10 | 2,895 | $4,180,000 | $1,444 | $1,444 | Feb 2026 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,683,000 | $1,806 | $1,806 | Dec 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,080,000 | $1,400 | $1,400 | Nov 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,600,000 | $1,750 | $1,750 | Aug 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 06-10 | 1,485 | $2,600,000 | $1,750 | $1,750 | Jun 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,460,000 | $1,656 | $1,656 | Apr 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 06-10 | 1,485 | $2,470,000 | $1,663 | $1,663 | Apr 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,358,888 | $1,588 | $1,588 | Feb 2025 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,355,000 | $1,585 | $1,585 | Nov 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 06-10 | 1,485 | $2,350,000 | $1,582 | $1,582 | Mar 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,320,000 | $1,562 | $1,562 | Mar 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,400,000 | $1,616 | $1,616 | Mar 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 06-10 | 1,485 | $2,312,000 | $1,556 | $1,556 | Feb 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 06-10 | 1,485 | $2,250,000 | $1,515 | $1,515 | Jan 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 06-10 | 1,485 | $2,480,000 | $1,670 | $1,670 | Jan 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 5* | 01-05 | 2,153 | $2,910,000 | $1,352 | $1,352 | Jan 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,260,000 | $1,521 | $1,521 | Jan 2024 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,220,000 | $1,495 | $1,495 | Oct 2023 | Resale |
| THOMSON GROVE | 26 | OCR | 4* | 01-05 | 1,485 | $2,300,000 | $1,548 | $1,548 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.