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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,040 | $5,300,000 | $2,598 | $2,598 | Mar 2026 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 7,547 | $9,500,000 | $1,259 | $1,259 | Feb 2026 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,176 | $4,600,000 | $2,114 | $2,114 | Feb 2026 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,908 | $6,080,000 | $2,090 | $2,090 | Aug 2025 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,042 | $4,555,558 | $2,231 | $2,231 | Jun 2025 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,040 | $4,255,000 | $2,086 | $2,086 | Jun 2025 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,044 | $5,600,000 | $2,740 | $2,740 | Oct 2024 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,044 | $4,180,000 | $2,045 | $2,045 | Aug 2024 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,026 | $3,860,000 | $1,905 | $1,905 | Mar 2024 | Resale |
| WINDSOR PARK ESTATE | 20 | RCR | 5* | - | 2,037 | $3,820,000 | $1,876 | $1,876 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.