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 |
|---|---|---|---|---|---|---|---|---|---|---|
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 5* | 31-35 | 2,056 | $7,911,000 | $3,848 | $4,017 | Mar 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 5* | 26-30 | 2,056 | $7,826,000 | $3,807 | $3,974 | Mar 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 26-30 | 700 | $2,457,000 | $3,512 | $3,666 | Mar 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 16-20 | 700 | $2,339,000 | $3,343 | $3,490 | Feb 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 5* | 06-10 | 2,056 | $7,034,000 | $3,421 | $3,571 | Feb 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 26-30 | 700 | $2,508,000 | $3,585 | $3,742 | Feb 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 26-30 | 700 | $2,487,000 | $3,555 | $3,711 | Feb 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 31-35 | 700 | $2,519,000 | $3,600 | $3,758 | Feb 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 1* | 16-20 | 474 | $1,545,000 | $3,262 | $3,405 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 26-30 | 700 | $2,483,000 | $3,549 | $3,705 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 21-25 | 700 | $2,422,000 | $3,462 | $3,614 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 26-30 | 700 | $2,450,000 | $3,502 | $3,656 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 16-20 | 700 | $2,329,000 | $3,329 | $3,475 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 16-20 | 700 | $2,351,000 | $3,360 | $3,507 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 21-25 | 700 | $2,452,000 | $3,505 | $3,659 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 21-25 | 700 | $2,432,000 | $3,476 | $3,628 | Jan 2026 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 21-25 | 700 | $2,359,000 | $3,372 | $3,520 | Dec 2025 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 31-35 | 700 | $2,501,000 | $3,575 | $3,732 | Dec 2025 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 31-35 | 700 | $2,511,000 | $3,589 | $3,746 | Dec 2025 | New Sale |
| UPPERHOUSE AT ORCHARD BOULEVARD | 10 | CCR | 2* | 26-30 | 700 | $2,463,000 | $3,520 | $3,674 | Dec 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.