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 |
|---|---|---|---|---|---|---|---|---|---|---|
| YISHUN SAPPHIRE | 27 | OCR | 4* | 01-05 | 1,518 | $1,635,000 | $1,077 | $1,311 | Mar 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 01-05 | 1,432 | $1,528,000 | $1,067 | $1,298 | Mar 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 11-15 | 1,184 | $1,310,000 | $1,106 | $1,346 | Feb 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4 | 11-15 | 1,356 | $1,580,000 | $1,165 | $1,418 | Feb 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 06-10 | 1,216 | $1,320,000 | $1,085 | $1,320 | Feb 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 06-10 | 1,216 | $1,350,000 | $1,110 | $1,351 | Jan 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 01-05 | 1,206 | $1,320,000 | $1,095 | $1,333 | Jan 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4* | 01-05 | 1,313 | $1,338,888 | $1,020 | $1,241 | Jan 2026 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4 | 01-05 | 1,442 | $1,598,000 | $1,108 | $1,348 | Dec 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 06-10 | 1,216 | $1,368,000 | $1,125 | $1,369 | Dec 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4 | 11-15 | 1,324 | $1,620,000 | $1,224 | $1,490 | Dec 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4 | 06-10 | 1,399 | $1,580,000 | $1,129 | $1,374 | Nov 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 01-05 | 1,206 | $1,290,000 | $1,070 | $1,302 | Oct 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4* | 01-05 | 1,507 | $1,600,000 | $1,062 | $1,292 | Aug 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 5* | 11-15 | 2,045 | $2,095,000 | $1,024 | $1,246 | Aug 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 11-15 | 1,195 | $1,130,000 | $946 | $1,151 | Jul 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 01-05 | 1,216 | $1,293,000 | $1,063 | $1,294 | Jun 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 06-10 | 1,184 | $1,268,000 | $1,071 | $1,303 | May 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 4 | 06-10 | 1,410 | $1,583,000 | $1,123 | $1,367 | May 2025 | Resale |
| YISHUN SAPPHIRE | 27 | OCR | 3 | 01-05 | 1,432 | $1,575,000 | $1,100 | $1,339 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.