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 |
|---|---|---|---|---|---|---|---|---|---|---|
| YEWTEE RESIDENCES | 23 | OCR | 4 | 11-15 | 1,625 | $1,980,000 | $1,218 | $1,417 | Jan 2026 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 4 | 01-05 | 1,453 | $2,000,888 | $1,377 | $1,602 | Oct 2025 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 3 | 11-15 | 1,345 | $1,628,000 | $1,210 | $1,407 | Oct 2024 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 2 | 06-10 | 850 | $1,050,000 | $1,235 | $1,436 | Aug 2024 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 3 | 06-10 | 1,227 | $1,400,000 | $1,141 | $1,327 | Apr 2024 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 3 | 06-10 | 1,227 | $1,435,000 | $1,169 | $1,360 | Feb 2024 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 3 | 11-15 | 1,206 | $1,338,000 | $1,110 | $1,291 | Sep 2023 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 2 | 01-05 | 840 | $950,000 | $1,132 | $1,317 | Jul 2023 | Resale |
| YEWTEE RESIDENCES | 23 | OCR | 3 | 01-05 | 1,195 | $1,350,000 | $1,130 | $1,314 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.