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 |
|---|---|---|---|---|---|---|---|---|---|---|
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,884 | $3,980,000 | $2,113 | $2,113 | Mar 2026 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,874 | $3,880,000 | $2,070 | $2,070 | Nov 2025 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 7,004 | $7,300,000 | $1,042 | $1,042 | Aug 2025 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,887 | $3,950,000 | $2,093 | $2,093 | Aug 2025 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,888 | $4,850,000 | $2,569 | $2,569 | Jul 2025 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,882 | $5,480,000 | $2,913 | $2,913 | Jul 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,888 | $3,300,000 | $1,748 | $1,748 | Jun 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 2,641 | $4,500,000 | $1,704 | $1,704 | May 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,889 | $3,720,000 | $1,969 | $1,969 | Apr 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,760 | $4,200,000 | $2,387 | $2,387 | Feb 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,879 | $3,370,000 | $1,793 | $1,793 | Feb 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 7,004 | $7,800,000 | $1,114 | $1,114 | Jan 2024 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,761 | $3,368,888 | $1,913 | $1,913 | Nov 2023 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,883 | $3,300,000 | $1,753 | $1,753 | Jul 2023 | Resale |
| YONG SENG ESTATE | 14 | OCR | 5* | - | 1,884 | $3,100,000 | $1,646 | $1,646 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.