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 |
|---|---|---|---|---|---|---|---|---|---|---|
| URBAN TREASURES | 14 | OCR | 2* | 01-05 | 700 | $1,442,000 | $2,061 | $2,061 | Mar 2026 | Resale |
| URBAN TREASURES | 14 | OCR | 1 | 01-05 | 517 | $950,000 | $1,839 | $1,839 | Nov 2025 | Resale |
| URBAN TREASURES | 14 | OCR | 2 | 01-05 | 657 | $1,300,000 | $1,980 | $1,980 | Sep 2025 | Resale |
| URBAN TREASURES | 14 | OCR | 2* | 01-05 | 700 | $1,388,000 | $1,984 | $1,984 | Sep 2025 | Resale |
| URBAN TREASURES | 14 | OCR | 1 | 06-10 | 517 | $1,000,000 | $1,935 | $1,935 | Mar 2025 | Resale |
| URBAN TREASURES | 14 | OCR | 3 | 06-10 | 1,012 | $2,180,000 | $2,155 | $2,155 | Oct 2024 | Resale |
| URBAN TREASURES | 14 | OCR | 2* | 06-10 | 635 | $1,400,000 | $2,204 | $2,204 | Jul 2024 | Resale |
| URBAN TREASURES | 14 | OCR | 3 | 06-10 | 883 | $1,818,000 | $2,060 | $2,060 | Jul 2024 | Resale |
| URBAN TREASURES | 14 | OCR | 2 | 01-05 | 721 | $1,388,000 | $1,925 | $1,925 | Dec 2023 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.