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 |
|---|---|---|---|---|---|---|---|---|---|---|
| WOODSVALE | 25 | OCR | 3 | 06-10 | 1,227 | $1,200,000 | $978 | $1,197 | Apr 2026 | Resale |
| WOODSVALE | 25 | OCR | 3 | 06-10 | 1,227 | $1,215,000 | $990 | $1,212 | Feb 2026 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,356 | $1,188,000 | $876 | $1,072 | Jan 2026 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,238 | $1,140,000 | $921 | $1,127 | Jan 2026 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,238 | $1,196,000 | $966 | $1,182 | Jan 2026 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,227 | $1,105,000 | $901 | $1,103 | Dec 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 06-10 | 1,281 | $1,160,000 | $906 | $1,109 | Dec 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,292 | $1,180,000 | $914 | $1,119 | Nov 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,313 | $1,135,000 | $864 | $1,058 | Nov 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 06-10 | 1,238 | $1,175,000 | $949 | $1,162 | Nov 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,292 | $1,188,000 | $920 | $1,126 | Oct 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,313 | $1,280,000 | $975 | $1,193 | Sep 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,227 | $1,200,000 | $978 | $1,197 | Sep 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,292 | $1,135,000 | $879 | $1,076 | Sep 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,227 | $1,170,000 | $953 | $1,166 | Sep 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 06-10 | 1,292 | $1,050,000 | $813 | $995 | Jul 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 06-10 | 1,281 | $1,180,000 | $921 | $1,127 | Jul 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,356 | $1,288,000 | $950 | $1,163 | Jun 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 11-15 | 1,292 | $1,200,000 | $929 | $1,137 | May 2025 | Resale |
| WOODSVALE | 25 | OCR | 3 | 01-05 | 1,399 | $1,325,000 | $947 | $1,159 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.