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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| TUAN SING PARK | 28 | OCR | 5* | - | 4,167 | $6,488,888 | $1,557 | — | May 2026 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,665 | $5,230,000 | $1,427 | — | May 2026 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,944 | $8,700,000 | $2,206 | — | Apr 2026 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,704 | $6,000,000 | $1,620 | — | Mar 2026 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,815 | $4,450,000 | $1,167 | — | Dec 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,708 | $5,400,000 | $1,456 | — | Sep 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,730 | $5,050,000 | $1,354 | — | Sep 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,708 | $5,150,000 | $1,389 | — | Aug 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,895 | $5,530,000 | $1,420 | — | Jul 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,697 | $4,788,000 | $1,295 | — | Apr 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,864 | $5,200,000 | $1,346 | — | Feb 2025 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,942 | $4,880,000 | $1,238 | — | Nov 2024 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,845 | $5,600,000 | $1,456 | — | Oct 2024 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 4,091 | $5,080,000 | $1,242 | — | Sep 2024 | Resale |
| TUAN SING PARK | 28 | OCR | 5* | - | 3,845 | $5,438,000 | $1,414 | — | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.