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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 538 | $1,848,000 | $3,434 | $3,805 | Mar 2026 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 538 | $1,959,000 | $3,640 | $4,033 | Feb 2026 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 538 | $1,855,000 | $3,447 | $3,819 | Feb 2026 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 570 | $2,010,000 | $3,523 | $3,904 | Jan 2026 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 678 | $2,070,000 | $3,053 | $3,383 | Nov 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 570 | $2,000,000 | $3,506 | $3,885 | Nov 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 678 | $2,050,000 | $3,023 | $3,350 | Oct 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 538 | $2,000,000 | $3,716 | $4,117 | Oct 2025 | Resale |
| 19 NASSIM | 10 | CCR | 2 | 01-05 | 969 | $3,390,000 | $3,499 | $3,877 | Sep 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 646 | $1,983,000 | $3,070 | $3,402 | Sep 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 678 | $2,103,000 | $3,101 | $3,436 | Aug 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 570 | $2,169,090 | $3,802 | $4,213 | Aug 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 646 | $2,034,000 | $3,149 | $3,489 | Aug 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 646 | $2,003,000 | $3,101 | $3,436 | Jul 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 06-10 | 646 | $2,118,000 | $3,279 | $3,633 | Jul 2025 | Resale |
| 19 NASSIM | 10 | CCR | 1 | 01-05 | 646 | $1,928,000 | $2,985 | $3,307 | Jul 2025 | Resale |
| 19 NASSIM | 10 | CCR | 2 | 01-05 | 1,055 | $3,410,000 | $3,233 | $3,582 | Jul 2025 | Resale |
| 19 NASSIM | 10 | CCR | 2 | 01-05 | 1,109 | $3,592,000 | $3,240 | $3,590 | Jul 2025 | Resale |
| 19 NASSIM | 10 | CCR | 2 | 01-05 | 1,109 | $3,718,000 | $3,354 | $3,716 | May 2025 | Resale |
| 19 NASSIM | 10 | CCR | 2 | 06-10 | 807 | $2,980,000 | $3,691 | $4,090 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.