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 SHELFORD | 11 | CCR | 1 | 01-05 | 818 | $1,070,000 | $1,308 | $1,308 | Feb 2026 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 431 | $865,000 | $2,009 | $2,009 | Nov 2025 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 452 | $900,000 | $1,991 | $1,991 | Nov 2025 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 452 | $888,000 | $1,964 | $1,964 | Oct 2025 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 452 | $908,000 | $2,008 | $2,008 | Aug 2025 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 797 | $930,000 | $1,168 | $1,168 | Jun 2025 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 818 | $1,080,000 | $1,320 | $1,320 | Jul 2024 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 431 | $838,000 | $1,946 | $1,946 | Nov 2023 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 431 | $840,450 | $1,952 | $1,952 | Oct 2023 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 431 | $808,000 | $1,877 | $1,877 | Sep 2023 | Resale |
| 10 SHELFORD | 11 | CCR | 1 | 01-05 | 463 | $900,000 | $1,944 | $1,944 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.