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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $21,900,000 | $4,879 | — | Apr 2026 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $22,500,000 | $5,013 | — | Apr 2026 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $23,100,000 | $5,146 | — | Jan 2026 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $23,300,000 | $5,191 | — | Dec 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $22,700,000 | $5,057 | — | Oct 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 3,197 | $9,430,000 | $2,950 | — | Oct 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $24,000,000 | $5,347 | — | Sep 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $23,500,000 | $5,236 | — | Sep 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $21,060,160 | $4,692 | — | Aug 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 10,452 | $52,250,000 | $4,999 | — | Aug 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 10,452 | $52,250,000 | $4,999 | — | Jul 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $21,060,160 | $4,692 | — | Jul 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $24,000,000 | $5,347 | — | May 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $23,014,000 | $5,127 | — | Apr 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $21,593,170 | $4,811 | — | Apr 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $20,969,060 | $4,672 | — | Apr 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.