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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TOH ESTATE | 17 | OCR | 5* | - | 4,329 | $6,080,000 | $1,404 | $1,404 | Feb 2026 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 3,850 | $6,100,000 | $1,584 | $1,584 | Feb 2026 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 5,854 | $7,300,000 | $1,247 | $1,247 | Dec 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 6,381 | $5,759,000 | $903 | $903 | Jul 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 3,155 | $4,085,000 | $1,295 | $1,295 | Apr 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 2,399 | $3,250,000 | $1,355 | $1,355 | Mar 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 2,216 | $3,680,000 | $1,660 | $1,660 | Mar 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 3,155 | $4,050,000 | $1,284 | $1,284 | Feb 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 7,420 | $7,260,000 | $978 | $978 | Feb 2025 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 6,939 | $9,800,000 | $1,412 | $1,412 | Aug 2024 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 2,396 | $2,320,000 | $968 | $968 | Apr 2024 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 7,195 | $7,800,000 | $1,084 | $1,084 | Mar 2024 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 3,813 | $3,980,000 | $1,044 | $1,044 | Dec 2023 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 2,514 | $3,400,000 | $1,352 | $1,352 | Nov 2023 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 2,434 | $3,288,888 | $1,351 | $1,351 | Oct 2023 | Resale |
| TOH ESTATE | 17 | OCR | 5* | - | 6,581 | $5,975,000 | $908 | $908 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.