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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TREE HOUSE | 23 | OCR | 3 | 06-10 | 1,152 | $1,755,000 | $1,524 | $1,748 | Nov 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 01-05 | 1,152 | $1,730,000 | $1,502 | $1,723 | Nov 2025 | Resale |
| TREE HOUSE | 23 | OCR | 4 | 06-10 | 1,410 | $2,200,000 | $1,560 | $1,790 | Oct 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 11-15 | 1,152 | $1,730,000 | $1,502 | $1,723 | Oct 2025 | Resale |
| TREE HOUSE | 23 | OCR | 2* | 16-20 | 797 | $1,180,000 | $1,481 | $1,699 | Sep 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 16-20 | 1,292 | $2,000,000 | $1,548 | $1,776 | Sep 2025 | Resale |
| TREE HOUSE | 23 | OCR | 2* | 01-05 | 743 | $1,000,000 | $1,346 | $1,544 | Sep 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 11-15 | 1,249 | $2,025,000 | $1,622 | $1,861 | Aug 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 21-25 | 1,292 | $2,000,000 | $1,548 | $1,776 | Aug 2025 | Resale |
| TREE HOUSE | 23 | OCR | 2 | 11-15 | 861 | $1,300,000 | $1,510 | $1,732 | Aug 2025 | Resale |
| TREE HOUSE | 23 | OCR | 2* | 11-15 | 797 | $1,220,000 | $1,532 | $1,757 | Jul 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 11-15 | 1,152 | $1,795,000 | $1,559 | $1,788 | Jul 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 21-25 | 1,625 | $2,320,000 | $1,427 | $1,637 | Mar 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 06-10 | 1,227 | $1,980,000 | $1,614 | $1,852 | Feb 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 06-10 | 1,227 | $2,100,000 | $1,711 | $1,963 | Feb 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 11-15 | 1,152 | $1,780,000 | $1,545 | $1,772 | Jan 2025 | Resale |
| TREE HOUSE | 23 | OCR | 4 | 06-10 | 1,410 | $2,228,000 | $1,580 | $1,813 | Jan 2025 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 16-20 | 1,152 | $1,915,000 | $1,663 | $1,908 | Nov 2024 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 01-05 | 1,249 | $1,930,000 | $1,546 | $1,774 | Oct 2024 | Resale |
| TREE HOUSE | 23 | OCR | 3 | 01-05 | 1,475 | $1,970,000 | $1,336 | $1,533 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.