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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 120 GRANGE | 10 | CCR | 2 | 11-15 | 570 | $1,610,000 | $2,822 | $2,822 | Jan 2026 | Resale |
| 120 GRANGE | 10 | CCR | 2 | 11-15 | 678 | $1,850,000 | $2,728 | $2,728 | Jul 2025 | Resale |
| 120 GRANGE | 10 | CCR | 2 | 06-10 | 570 | $1,580,000 | $2,770 | $2,770 | Oct 2024 | Resale |
| 120 GRANGE | 10 | CCR | 2 | 11-15 | 570 | $1,588,000 | $2,784 | $2,784 | Aug 2024 | Resale |
| 120 GRANGE | 10 | CCR | 2 | 11-15 | 678 | $1,938,888 | $2,859 | $2,859 | Apr 2024 | Resale |
| 120 GRANGE | 10 | CCR | 2 | 11-15 | 570 | $1,760,000 | $3,085 | $3,085 | Jan 2024 | Resale |
| 120 GRANGE | 10 | CCR | 2 | 01-05 | 570 | $1,675,000 | $2,936 | $2,936 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.