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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 10 EVELYN | 11 | CCR | 1 | 01-05 | 527 | $1,325,000 | $2,512 | $2,512 | May 2026 | Resale |
| 10 EVELYN | 11 | CCR | 1* | 01-05 | 495 | $1,220,000 | $2,464 | $2,464 | May 2026 | Resale |
| 10 EVELYN | 11 | CCR | 1* | 01-05 | 495 | $1,230,000 | $2,484 | $2,484 | May 2026 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 786 | $1,366,000 | $1,738 | $1,738 | Apr 2026 | Resale |
| 10 EVELYN | 11 | CCR | 4* | 01-05 | 1,432 | $3,200,000 | $2,235 | $2,235 | Apr 2026 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 807 | $2,100,000 | $2,601 | $2,601 | Apr 2026 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 764 | $1,309,000 | $1,713 | $1,713 | Apr 2026 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 764 | $1,370,000 | $1,793 | $1,793 | Dec 2025 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 753 | $2,120,000 | $2,814 | $2,814 | Apr 2025 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 614 | $1,667,000 | $2,717 | $2,717 | Mar 2025 | Resale |
| 10 EVELYN | 11 | CCR | 3* | 01-05 | 1,163 | $2,264,000 | $1,948 | $1,948 | Nov 2024 | Resale |
| 10 EVELYN | 11 | CCR | 1* | 01-05 | 495 | $1,478,000 | $2,985 | $2,985 | Oct 2024 | Resale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 732 | $2,056,483 | $2,810 | $2,810 | Sep 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 753 | $2,120,085 | $2,814 | $2,814 | May 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 3* | 01-05 | 1,163 | $2,335,620 | $2,009 | $2,009 | May 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 1* | 01-05 | 495 | $1,481,370 | $2,992 | $2,992 | Mar 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 743 | $2,077,250 | $2,797 | $2,797 | Feb 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 743 | $2,060,000 | $2,774 | $2,774 | Jan 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 753 | $2,059,066 | $2,733 | $2,733 | Jan 2024 | New Sale |
| 10 EVELYN | 11 | CCR | 2* | 01-05 | 807 | $2,288,000 | $2,834 | $2,834 | Jan 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.