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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 111 EMERALD HILL | 9 | CCR | 3 | 06-10 | 2,120 | $5,100,000 | $2,405 | $2,405 | Oct 2025 | Resale |
| 111 EMERALD HILL | 9 | CCR | 3 | 06-10 | 2,120 | $5,000,000 | $2,358 | $2,358 | Sep 2025 | Resale |
| 111 EMERALD HILL | 9 | CCR | 3 | 06-10 | 2,120 | $4,650,000 | $2,193 | $2,193 | Sep 2025 | Resale |
| 111 EMERALD HILL | 9 | CCR | 4 | 06-10 | 2,411 | $5,650,000 | $2,343 | $2,343 | Aug 2025 | Resale |
| 111 EMERALD HILL | 9 | CCR | 4 | 06-10 | 2,411 | $5,550,000 | $2,302 | $2,302 | Nov 2024 | Resale |
| 111 EMERALD HILL | 9 | CCR | 4 | 06-10 | 2,411 | $5,800,000 | $2,406 | $2,406 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.