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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $21,900,000 | $4,879 | $4,879 | Apr 2026 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $22,500,000 | $5,013 | $5,013 | Apr 2026 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $23,100,000 | $5,146 | $5,146 | Jan 2026 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $23,300,000 | $5,191 | $5,191 | Dec 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $22,700,000 | $5,057 | $5,057 | Oct 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 3,197 | $9,430,000 | $2,950 | $2,950 | Oct 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $24,000,000 | $5,347 | $5,347 | Sep 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $23,500,000 | $5,236 | $5,236 | Sep 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $21,060,160 | $4,692 | $4,692 | Aug 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 10,452 | $52,250,000 | $4,999 | $4,999 | Aug 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 10,452 | $52,250,000 | $4,999 | $4,999 | Jul 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $21,060,160 | $4,692 | $4,692 | Jul 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $24,000,000 | $5,347 | $5,347 | May 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $23,014,000 | $5,127 | $5,127 | Apr 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 06-10 | 4,489 | $21,593,170 | $4,811 | $4,811 | Apr 2025 | New Sale |
| 21 ANDERSON | 10 | CCR | 5* | 01-05 | 4,489 | $20,969,060 | $4,672 | $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.