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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WESTMERE | 22 | OCR | 3 | 11-15 | 1,292 | $1,488,888 | $1,153 | $1,421 | Feb 2026 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,098 | $1,310,000 | $1,193 | $1,470 | Jan 2026 | Resale |
| WESTMERE | 22 | OCR | 3 | 11-15 | 1,249 | $1,420,000 | $1,137 | $1,401 | Jan 2026 | Resale |
| WESTMERE | 22 | OCR | 3 | 11-15 | 1,206 | $1,428,000 | $1,185 | $1,461 | Oct 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,109 | $1,300,000 | $1,173 | $1,446 | Jul 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 06-10 | 1,249 | $1,450,000 | $1,161 | $1,431 | Jul 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 16-20 | 1,098 | $1,328,000 | $1,210 | $1,491 | Jul 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,292 | $1,350,000 | $1,045 | $1,288 | Jun 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 16-20 | 1,098 | $1,328,000 | $1,210 | $1,491 | Jun 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,098 | $1,180,000 | $1,075 | $1,325 | May 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 16-20 | 1,206 | $1,560,000 | $1,294 | $1,595 | Apr 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 11-15 | 1,206 | $1,471,688 | $1,221 | $1,505 | Mar 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 16-20 | 1,292 | $1,530,000 | $1,185 | $1,461 | Jan 2025 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,313 | $1,427,000 | $1,087 | $1,340 | Dec 2024 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,227 | $1,250,000 | $1,019 | $1,256 | Dec 2024 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,292 | $1,300,000 | $1,006 | $1,240 | Nov 2024 | Resale |
| WESTMERE | 22 | OCR | 3 | 11-15 | 1,292 | $1,400,888 | $1,085 | $1,337 | Oct 2024 | Resale |
| WESTMERE | 22 | OCR | 3 | 16-20 | 1,098 | $1,220,000 | $1,111 | $1,369 | Oct 2024 | Resale |
| WESTMERE | 22 | OCR | 3 | 06-10 | 1,313 | $1,432,000 | $1,090 | $1,344 | Sep 2024 | Resale |
| WESTMERE | 22 | OCR | 3 | 01-05 | 1,292 | $1,380,000 | $1,068 | $1,316 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.