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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| YISHUN EMERALD | 27 | OCR | 4 | 01-05 | 1,399 | $1,610,000 | $1,151 | — | May 2026 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 06-10 | 1,195 | $1,350,000 | $1,130 | — | Apr 2026 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 06-10 | 1,206 | $1,315,000 | $1,091 | — | Apr 2026 | Resale |
| YISHUN EMERALD | 27 | OCR | 2 | 11-15 | 958 | $1,090,000 | $1,138 | — | Mar 2026 | Resale |
| YISHUN EMERALD | 27 | OCR | 2 | 01-05 | 1,033 | $1,005,000 | $973 | — | Mar 2026 | Resale |
| YISHUN EMERALD | 27 | OCR | 2 | 06-10 | 1,023 | $1,068,000 | $1,044 | — | Feb 2026 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 01-05 | 1,399 | $1,638,000 | $1,171 | — | Dec 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 06-10 | 1,399 | $1,650,000 | $1,179 | — | Oct 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 2 | 11-15 | 990 | $1,030,000 | $1,040 | — | Sep 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 06-10 | 1,399 | $1,580,000 | $1,129 | — | Sep 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 06-10 | 1,378 | $1,580,000 | $1,147 | — | Jul 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 01-05 | 1,399 | $1,452,500 | $1,038 | — | Jun 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 06-10 | 1,195 | $1,254,888 | $1,050 | — | May 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 01-05 | 1,399 | $1,440,000 | $1,029 | — | Apr 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 4 | 11-15 | 1,356 | $1,450,000 | $1,069 | — | Apr 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 11-15 | 1,184 | $1,280,000 | $1,081 | — | Apr 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 06-10 | 1,216 | $1,330,000 | $1,093 | — | Apr 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 2 | 11-15 | 990 | $1,050,000 | $1,060 | — | Feb 2025 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 11-15 | 1,195 | $1,265,000 | $1,059 | — | Nov 2024 | Resale |
| YISHUN EMERALD | 27 | OCR | 3 | 06-10 | 1,184 | $1,280,000 | $1,081 | — | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.