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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TWIN FOUNTAINS | 25 | OCR | 3 | 06-10 | 1,119 | $1,438,000 | $1,285 | $1,456 | Apr 2026 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 11-15 | 1,152 | $1,520,000 | $1,320 | $1,496 | Apr 2026 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 01-05 | 1,098 | $1,438,888 | $1,311 | $1,485 | Apr 2026 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 06-10 | 1,195 | $1,620,000 | $1,356 | $1,536 | Mar 2026 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 06-10 | 1,152 | $1,468,000 | $1,275 | $1,445 | Jan 2026 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 4 | 06-10 | 1,206 | $1,618,000 | $1,342 | $1,521 | Dec 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 06-10 | 1,098 | $1,405,000 | $1,280 | $1,450 | Dec 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 01-05 | 1,055 | $1,370,000 | $1,299 | $1,472 | Dec 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 11-15 | 1,152 | $1,550,000 | $1,346 | $1,525 | Oct 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 11-15 | 1,033 | $1,405,000 | $1,360 | $1,541 | Aug 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 01-05 | 1,152 | $1,450,000 | $1,259 | $1,427 | Aug 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 4 | 01-05 | 1,593 | $2,113,000 | $1,326 | $1,502 | Jul 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 11-15 | 1,098 | $1,488,888 | $1,356 | $1,536 | Jul 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 4 | 01-05 | 1,206 | $1,600,000 | $1,327 | $1,504 | Jun 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 01-05 | 1,033 | $1,350,000 | $1,306 | $1,480 | Jun 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 4 | 11-15 | 1,206 | $1,600,000 | $1,327 | $1,504 | Jun 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 2 | 06-10 | 829 | $1,110,000 | $1,339 | $1,517 | Jun 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 11-15 | 1,098 | $1,490,000 | $1,357 | $1,538 | May 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 3 | 06-10 | 1,119 | $1,500,000 | $1,340 | $1,518 | May 2025 | Resale |
| TWIN FOUNTAINS | 25 | OCR | 4 | 01-05 | 1,206 | $1,570,000 | $1,302 | $1,475 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.