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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,261 | $5,200,000 | $1,594 | $1,594 | Feb 2026 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 4,515 | $5,700,000 | $1,262 | $1,262 | Oct 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,828 | $4,980,000 | $1,301 | $1,301 | Aug 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,263 | $3,108,000 | $953 | $953 | Jul 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,810 | $4,180,000 | $1,097 | $1,097 | Jul 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 4,019 | $3,850,000 | $958 | $958 | Mar 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 4,086 | $4,350,000 | $1,065 | $1,065 | Jan 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,264 | $3,450,000 | $1,057 | $1,057 | Jan 2025 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,881 | $3,750,000 | $966 | $966 | Nov 2024 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,260 | $3,380,000 | $1,037 | $1,037 | Sep 2024 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 3,801 | $3,576,000 | $941 | $941 | Aug 2024 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 2,671 | $3,380,000 | $1,266 | $1,266 | Aug 2024 | Resale |
| WOODLANDS PARK | 25 | OCR | 5* | - | 4,057 | $4,000,000 | $986 | $986 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.