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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,378 | $1,672,888 | $1,214 | $1,486 | Apr 2026 | Resale |
| TROPICAL SPRING | 18 | OCR | 2 | 06-10 | 1,066 | $1,398,000 | $1,312 | $1,606 | Jan 2026 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,335 | $1,630,000 | $1,221 | $1,494 | Dec 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 01-05 | 1,776 | $1,850,000 | $1,042 | $1,275 | Dec 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,378 | $1,600,000 | $1,161 | $1,421 | Nov 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 01-05 | 1,389 | $1,650,000 | $1,188 | $1,454 | Nov 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,378 | $1,730,000 | $1,256 | $1,537 | Oct 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 4* | 01-05 | 1,356 | $1,650,000 | $1,217 | $1,490 | Sep 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,378 | $1,698,800 | $1,233 | $1,509 | Aug 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,389 | $1,685,000 | $1,214 | $1,486 | Jul 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 01-05 | 1,335 | $1,620,000 | $1,214 | $1,486 | Feb 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,528 | $1,860,000 | $1,217 | $1,490 | Jan 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 11-15 | 1,335 | $1,638,000 | $1,227 | $1,502 | Jan 2025 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,335 | $1,550,000 | $1,161 | $1,421 | Jul 2024 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 01-05 | 1,335 | $1,538,888 | $1,153 | $1,411 | May 2024 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,378 | $1,595,000 | $1,158 | $1,417 | May 2024 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 01-05 | 1,335 | $1,500,000 | $1,124 | $1,376 | Apr 2024 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,528 | $1,772,888 | $1,160 | $1,420 | Jan 2024 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 06-10 | 1,378 | $1,500,000 | $1,089 | $1,333 | Oct 2023 | Resale |
| TROPICAL SPRING | 18 | OCR | 3 | 01-05 | 1,367 | $1,438,000 | $1,052 | $1,288 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.