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 |
|---|---|---|---|---|---|---|---|---|---|---|
| # 1 LOFT | 14 | RCR | 3 | 06-10 | 1,313 | $1,580,000 | $1,203 | $1,203 | Jan 2026 | Resale |
| # 1 LOFT | 14 | RCR | 3 | 06-10 | 936 | $1,300,000 | $1,388 | $1,388 | Dec 2025 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 560 | $730,000 | $1,304 | $1,304 | Sep 2025 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 560 | $750,000 | $1,340 | $1,340 | Jun 2025 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 01-05 | 560 | $732,888 | $1,309 | $1,309 | Apr 2025 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 560 | $738,888 | $1,320 | $1,320 | Feb 2025 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 560 | $735,000 | $1,313 | $1,313 | Dec 2024 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 549 | $750,000 | $1,366 | $1,366 | Jun 2024 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 581 | $758,000 | $1,304 | $1,304 | Feb 2024 | Resale |
| # 1 LOFT | 14 | RCR | 3 | 06-10 | 936 | $1,150,000 | $1,228 | $1,228 | Nov 2023 | Resale |
| # 1 LOFT | 14 | RCR | 1 | 06-10 | 560 | $770,000 | $1,376 | $1,376 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.