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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WANDERVALE | 23 | OCR | 3 | 06-10 | 1,098 | $1,745,000 | $1,589 | $1,787 | Apr 2026 | Resale |
| WANDERVALE | 23 | OCR | 3 | 01-05 | 1,087 | $1,680,000 | $1,545 | $1,738 | Mar 2026 | Resale |
| WANDERVALE | 23 | OCR | 3 | 16-20 | 1,130 | $1,895,000 | $1,677 | $1,886 | Feb 2026 | Resale |
| WANDERVALE | 23 | OCR | 3 | 06-10 | 1,098 | $1,770,000 | $1,612 | $1,813 | Jan 2026 | Resale |
| WANDERVALE | 23 | OCR | 3 | 01-05 | 1,087 | $1,660,000 | $1,527 | $1,718 | Dec 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 11-15 | 958 | $1,490,000 | $1,555 | $1,749 | Dec 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 16-20 | 958 | $1,548,000 | $1,616 | $1,818 | Nov 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 11-15 | 958 | $1,550,000 | $1,618 | $1,820 | Nov 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 06-10 | 1,098 | $1,738,888 | $1,584 | $1,782 | Oct 2025 | Resale |
| WANDERVALE | 23 | OCR | 4 | 01-05 | 1,249 | $1,865,000 | $1,494 | $1,681 | Sep 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 06-10 | 958 | $1,480,000 | $1,545 | $1,738 | Sep 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 06-10 | 1,130 | $1,683,000 | $1,489 | $1,675 | Aug 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 16-20 | 1,130 | $1,850,000 | $1,637 | $1,841 | Aug 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 11-15 | 1,130 | $1,730,000 | $1,531 | $1,722 | Jul 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 11-15 | 1,087 | $1,680,000 | $1,545 | $1,738 | Jul 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 01-05 | 1,087 | $1,650,000 | $1,518 | $1,708 | Jul 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 01-05 | 1,098 | $1,650,000 | $1,503 | $1,691 | Jul 2025 | Resale |
| WANDERVALE | 23 | OCR | 4 | 01-05 | 1,249 | $1,910,000 | $1,530 | $1,721 | Jul 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 16-20 | 1,130 | $1,750,000 | $1,548 | $1,741 | Jul 2025 | Resale |
| WANDERVALE | 23 | OCR | 3 | 11-15 | 1,098 | $1,690,000 | $1,539 | $1,731 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.