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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WINDERMERE | 23 | OCR | 3 | 06-10 | 1,281 | $1,325,000 | $1,034 | $1,266 | Mar 2026 | Resale |
| WINDERMERE | 23 | OCR | 3 | 16-20 | 1,453 | $1,570,000 | $1,080 | $1,322 | Jan 2026 | Resale |
| WINDERMERE | 23 | OCR | 3 | 06-10 | 1,453 | $1,538,000 | $1,058 | $1,295 | Sep 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 01-05 | 1,453 | $1,360,000 | $936 | $1,146 | Aug 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 06-10 | 1,281 | $1,270,000 | $991 | $1,213 | May 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 16-20 | 1,281 | $1,250,000 | $976 | $1,195 | Apr 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 06-10 | 1,453 | $1,520,000 | $1,046 | $1,280 | Mar 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 11-15 | 1,281 | $1,160,000 | $906 | $1,109 | Feb 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 11-15 | 1,453 | $1,370,000 | $943 | $1,154 | Jan 2025 | Resale |
| WINDERMERE | 23 | OCR | 2 | 06-10 | 2,056 | $1,840,000 | $895 | $1,095 | Jan 2025 | Resale |
| WINDERMERE | 23 | OCR | 3 | 16-20 | 1,281 | $1,250,000 | $976 | $1,195 | Nov 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 01-05 | 1,453 | $1,398,000 | $962 | $1,177 | Oct 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 16-20 | 1,453 | $1,425,000 | $981 | $1,201 | Sep 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 01-05 | 1,442 | $1,300,000 | $901 | $1,103 | Sep 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 16-20 | 1,281 | $1,250,000 | $976 | $1,195 | Aug 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 21-25 | 2,734 | $2,630,000 | $962 | $1,177 | Jun 2024 | Resale |
| WINDERMERE | 23 | OCR | 2 | 06-10 | 1,432 | $1,350,000 | $943 | $1,154 | May 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 11-15 | 1,453 | $1,340,000 | $922 | $1,129 | May 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 11-15 | 1,453 | $1,380,000 | $950 | $1,163 | Apr 2024 | Resale |
| WINDERMERE | 23 | OCR | 3 | 01-05 | 1,442 | $1,350,988 | $937 | $1,147 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.