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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 06-10 | 1,033 | $1,408,888 | $1,363 | $1,533 | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 5 | 01-05 | 1,518 | $2,020,000 | $1,331 | $1,497 | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4* | 06-10 | 1,475 | $2,100,000 | $1,424 | $1,602 | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,152 | $1,650,000 | $1,433 | $1,612 | Mar 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 01-05 | 1,152 | $1,640,000 | $1,424 | $1,602 | Feb 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,152 | $1,630,000 | $1,415 | $1,592 | Jan 2026 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 11-15 | 1,033 | $1,480,000 | $1,432 | $1,611 | Dec 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 11-15 | 1,033 | $1,500,888 | $1,452 | $1,633 | Dec 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 11-15 | 1,152 | $1,620,000 | $1,407 | $1,583 | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 01-05 | 1,238 | $1,660,000 | $1,341 | $1,508 | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 2 | 06-10 | 689 | $1,085,000 | $1,575 | $1,772 | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,238 | $1,700,000 | $1,373 | $1,544 | Nov 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 01-05 | 1,238 | $1,650,000 | $1,333 | $1,499 | Oct 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 06-10 | 1,033 | $1,485,000 | $1,437 | $1,616 | Oct 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,238 | $1,672,000 | $1,351 | $1,520 | Oct 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 01-05 | 1,033 | $1,465,000 | $1,418 | $1,595 | Aug 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 01-05 | 1,033 | $1,361,888 | $1,318 | $1,483 | Aug 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 4 | 06-10 | 1,152 | $1,630,000 | $1,415 | $1,592 | Aug 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 01-05 | 1,033 | $1,469,999 | $1,423 | $1,601 | Aug 2025 | Resale |
| WESTWOOD RESIDENCES | 22 | OCR | 3 | 11-15 | 947 | $1,270,000 | $1,341 | $1,508 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.