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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WHISTLER GRAND | 5 | OCR | 5 | 21-25 | 1,442 | $2,850,000 | $1,976 | $2,194 | Jun 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 1 | 06-10 | 441 | $835,000 | $1,892 | $2,101 | May 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 3 | 11-15 | 958 | $1,920,000 | $2,004 | $2,225 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 1 | 26-30 | 441 | $849,888 | $1,926 | $2,139 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 4 | 26-30 | 1,281 | $2,570,000 | $2,006 | $2,227 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 1 | 11-15 | 506 | $888,000 | $1,755 | $1,949 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 4 | 31-35 | 1,281 | $2,556,888 | $1,996 | $2,216 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 4 | 16-20 | 1,270 | $2,490,000 | $1,960 | $2,176 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 4 | 11-15 | 1,281 | $2,570,000 | $2,006 | $2,227 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 4 | 06-10 | 1,281 | $2,520,000 | $1,967 | $2,184 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 2 | 01-05 | 624 | $1,170,000 | $1,874 | $2,081 | Apr 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 2 | 21-25 | 614 | $1,200,000 | $1,956 | $2,172 | Mar 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 3 | 26-30 | 958 | $2,035,000 | $2,124 | $2,358 | Feb 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 3 | 06-10 | 990 | $1,988,888 | $2,008 | $2,230 | Jan 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 2 | 31-35 | 614 | $1,228,888 | $2,003 | $2,224 | Jan 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 1 | 26-30 | 506 | $924,000 | $1,826 | $2,028 | Jan 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 2 | 31-35 | 624 | $1,255,000 | $2,010 | $2,232 | Jan 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 3 | 11-15 | 958 | $1,943,000 | $2,028 | $2,252 | Jan 2026 | Resale |
| WHISTLER GRAND | 5 | OCR | 2 | 26-30 | 614 | $1,200,000 | $1,956 | $2,172 | Dec 2025 | Resale |
| WHISTLER GRAND | 5 | OCR | 2 | 21-25 | 764 | $1,430,000 | $1,871 | $2,078 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.