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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TROPIKA EAST | 14 | OCR | 3 | 01-05 | 1,109 | $1,650,000 | $1,488 | $1,488 | Feb 2026 | Resale |
| TROPIKA EAST | 14 | OCR | 1 | 01-05 | 441 | $750,000 | $1,699 | $1,699 | Oct 2025 | Resale |
| TROPIKA EAST | 14 | OCR | 2 | 01-05 | 732 | $1,190,000 | $1,626 | $1,626 | Aug 2025 | Resale |
| TROPIKA EAST | 14 | OCR | 2 | 01-05 | 732 | $1,218,000 | $1,664 | $1,664 | Jul 2025 | Resale |
| TROPIKA EAST | 14 | OCR | 1 | 01-05 | 840 | $1,090,000 | $1,298 | $1,298 | May 2025 | Resale |
| TROPIKA EAST | 14 | OCR | 3 | 01-05 | 1,184 | $1,620,000 | $1,368 | $1,368 | Feb 2025 | Resale |
| TROPIKA EAST | 14 | OCR | 3 | 01-05 | 1,098 | $1,600,000 | $1,457 | $1,457 | Dec 2024 | Resale |
| TROPIKA EAST | 14 | OCR | 1 | 01-05 | 840 | $1,050,000 | $1,251 | $1,251 | Jul 2024 | Resale |
| TROPIKA EAST | 14 | OCR | 2 | 01-05 | 732 | $1,107,888 | $1,514 | $1,514 | Apr 2024 | Resale |
| TROPIKA EAST | 14 | OCR | 2 | 01-05 | 775 | $1,170,000 | $1,510 | $1,510 | Mar 2024 | Resale |
| TROPIKA EAST | 14 | OCR | 1 | 01-05 | 474 | $728,000 | $1,537 | $1,537 | Dec 2023 | Resale |
| TROPIKA EAST | 14 | OCR | 2 | 01-05 | 764 | $1,080,000 | $1,413 | $1,413 | Nov 2023 | Resale |
| TROPIKA EAST | 14 | OCR | 1 | 01-05 | 840 | $1,180,000 | $1,405 | $1,405 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.