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 SUITES | 14 | RCR | 1* | 06-10 | 560 | $755,000 | $1,349 | $1,349 | Feb 2026 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 560 | $730,000 | $1,304 | $1,304 | Dec 2025 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 01-05 | 560 | $750,000 | $1,340 | $1,340 | Sep 2025 | Resale |
| # 1 SUITES | 14 | RCR | 2* | 01-05 | 624 | $650,000 | $1,041 | $1,041 | Sep 2025 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 560 | $700,000 | $1,251 | $1,251 | Jul 2025 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 01-05 | 560 | $719,888 | $1,286 | $1,286 | May 2025 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 581 | $705,000 | $1,213 | $1,213 | Feb 2025 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 01-05 | 560 | $720,000 | $1,286 | $1,286 | Nov 2024 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 560 | $713,000 | $1,274 | $1,274 | Aug 2024 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 581 | $718,000 | $1,235 | $1,235 | Jul 2024 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 581 | $710,000 | $1,222 | $1,222 | Jul 2024 | Resale |
| # 1 SUITES | 14 | RCR | 2* | 06-10 | 603 | $765,000 | $1,269 | $1,269 | Jul 2024 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 06-10 | 592 | $720,000 | $1,216 | $1,216 | Apr 2024 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 01-05 | 560 | $738,000 | $1,319 | $1,319 | Feb 2024 | Resale |
| # 1 SUITES | 14 | RCR | 2* | 06-10 | 614 | $760,000 | $1,239 | $1,239 | Jan 2024 | Resale |
| # 1 SUITES | 14 | RCR | 2* | 06-10 | 667 | $818,000 | $1,226 | $1,226 | Jan 2024 | Resale |
| # 1 SUITES | 14 | RCR | 2* | 01-05 | 624 | $768,000 | $1,230 | $1,230 | Nov 2023 | Resale |
| # 1 SUITES | 14 | RCR | 1* | 01-05 | 560 | $738,000 | $1,319 | $1,319 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.