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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WOODHAVEN | 25 | OCR | 3 | 01-05 | 1,173 | $1,600,000 | $1,364 | $1,552 | Mar 2026 | Resale |
| WOODHAVEN | 25 | OCR | 3 | 01-05 | 1,173 | $1,650,000 | $1,406 | $1,600 | Feb 2026 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 850 | $1,100,000 | $1,294 | $1,472 | Feb 2026 | Resale |
| WOODHAVEN | 25 | OCR | 5* | - | 3,358 | $3,190,000 | $950 | $1,081 | Jan 2026 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 646 | $850,000 | $1,316 | $1,497 | Jan 2026 | Resale |
| WOODHAVEN | 25 | OCR | 3 | 01-05 | 1,173 | $1,550,000 | $1,321 | $1,503 | Dec 2025 | Resale |
| WOODHAVEN | 25 | OCR | 1* | 01-05 | 592 | $808,888 | $1,366 | $1,554 | Nov 2025 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 732 | $988,000 | $1,350 | $1,536 | Sep 2025 | Resale |
| WOODHAVEN | 25 | OCR | 5* | - | 3,358 | $3,028,000 | $902 | $1,026 | Aug 2025 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 732 | $988,000 | $1,350 | $1,536 | Jun 2025 | Resale |
| WOODHAVEN | 25 | OCR | 3 | 01-05 | 1,119 | $1,520,000 | $1,358 | $1,545 | May 2025 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 700 | $938,000 | $1,341 | $1,526 | Apr 2025 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 850 | $1,086,000 | $1,277 | $1,453 | Mar 2025 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 700 | $890,000 | $1,272 | $1,447 | Dec 2024 | Resale |
| WOODHAVEN | 25 | OCR | 5* | - | 3,358 | $2,930,000 | $872 | $992 | Dec 2024 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 624 | $785,000 | $1,257 | $1,430 | Nov 2024 | Resale |
| WOODHAVEN | 25 | OCR | 5* | - | 3,358 | $2,830,000 | $843 | $959 | Nov 2024 | Resale |
| WOODHAVEN | 25 | OCR | 5* | - | 3,358 | $2,902,000 | $864 | $983 | Oct 2024 | Resale |
| WOODHAVEN | 25 | OCR | 2* | 01-05 | 700 | $890,000 | $1,272 | $1,447 | Sep 2024 | Resale |
| WOODHAVEN | 25 | OCR | 3 | 01-05 | 1,119 | $1,398,000 | $1,249 | $1,421 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.