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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WINDY HEIGHTS | 14 | OCR | 5* | 01-05 | 2,476 | $3,480,000 | $1,406 | $1,406 | Apr 2026 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 11-15 | 2,476 | $3,388,000 | $1,369 | $1,369 | Feb 2026 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 11-15 | 2,476 | $3,350,000 | $1,353 | $1,353 | Dec 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 01-05 | 2,476 | $3,260,880 | $1,317 | $1,317 | Sep 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 01-05 | 2,476 | $3,100,000 | $1,252 | $1,252 | Sep 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 01-05 | 2,476 | $3,550,000 | $1,434 | $1,434 | Jun 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 06-10 | 2,476 | $3,200,000 | $1,293 | $1,293 | May 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 06-10 | 2,476 | $3,158,000 | $1,276 | $1,276 | Apr 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 06-10 | 2,476 | $3,100,000 | $1,252 | $1,252 | Feb 2025 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 01-05 | 2,476 | $3,080,000 | $1,244 | $1,244 | Nov 2024 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 01-05 | 2,476 | $3,000,000 | $1,212 | $1,212 | Oct 2024 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 06-10 | 2,476 | $3,300,000 | $1,333 | $1,333 | Jul 2024 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 11-15 | 4,973 | $5,360,000 | $1,078 | $1,078 | Apr 2024 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 06-10 | 2,476 | $2,900,000 | $1,171 | $1,171 | Nov 2023 | Resale |
| WINDY HEIGHTS | 14 | OCR | 5* | 06-10 | 2,476 | $3,180,000 | $1,284 | $1,284 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.