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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| WESTWOOD RESIDENCES | 22 | OCR | 2 | 11-15 | 689 | $1,050,000 | $1,524 | — | Jun 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4* | 01-05 | 1,475 | $1,935,000 | $1,312 | — | May 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4* | 06-10 | 1,475 | $2,100,000 | $1,424 | — | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,152 | $1,650,000 | $1,433 | — | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 5 | 01-05 | 1,518 | $2,020,000 | $1,331 | — | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 06-10 | 1,033 | $1,408,888 | $1,363 | — | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 01-05 | 1,152 | $1,640,000 | $1,424 | — | Feb 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,152 | $1,630,000 | $1,415 | — | Jan 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 11-15 | 1,033 | $1,480,000 | $1,432 | — | Dec 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 11-15 | 1,033 | $1,500,888 | $1,452 | — | Dec 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 01-05 | 1,238 | $1,660,000 | $1,341 | — | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,238 | $1,700,000 | $1,373 | — | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 2 | 06-10 | 689 | $1,085,000 | $1,575 | — | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 11-15 | 1,152 | $1,620,000 | $1,407 | — | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 06-10 | 1,033 | $1,485,000 | $1,437 | — | Oct 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 01-05 | 1,238 | $1,650,000 | $1,333 | — | Oct 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,238 | $1,672,000 | $1,351 | — | Oct 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 11-15 | 947 | $1,270,000 | $1,341 | — | Aug 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 01-05 | 1,033 | $1,465,000 | $1,418 | — | Aug 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,152 | $1,630,000 | $1,415 | — | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.