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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,184 | $1,180,000 | $997 | $1,220 | Feb 2026 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 2,034 | $2,138,000 | $1,051 | $1,286 | Feb 2026 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,206 | $1,208,888 | $1,003 | $1,228 | Jan 2026 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,518 | $1,585,000 | $1,044 | $1,278 | Dec 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,184 | $1,161,000 | $981 | $1,201 | Sep 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,238 | $1,240,000 | $1,002 | $1,226 | May 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,615 | $1,630,000 | $1,010 | $1,236 | May 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,184 | $1,171,000 | $989 | $1,211 | Feb 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,615 | $1,580,000 | $979 | $1,198 | Jan 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 5* | 01-05 | 1,981 | $1,950,000 | $985 | $1,206 | Jan 2025 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,184 | $1,200,000 | $1,013 | $1,240 | Dec 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 5* | 01-05 | 1,604 | $1,650,000 | $1,029 | $1,259 | Nov 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3* | 01-05 | 1,195 | $1,200,000 | $1,004 | $1,229 | Oct 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,625 | $1,300,000 | $800 | $979 | Oct 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,615 | $1,650,000 | $1,022 | $1,251 | Sep 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 2,357 | $2,130,000 | $904 | $1,106 | Sep 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 2,013 | $1,860,000 | $924 | $1,131 | Aug 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 5* | 01-05 | 3,132 | $2,660,000 | $849 | $1,039 | Apr 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 5* | 01-05 | 2,045 | $1,900,000 | $929 | $1,137 | Mar 2024 | Resale |
| WOODGROVE CONDOMINIUM | 25 | OCR | 3 | 01-05 | 1,518 | $1,600,000 | $1,054 | $1,290 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.