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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 26 NEWTON | 11 | CCR | 2 | 06-10 | 775 | $1,700,000 | $2,194 | $2,194 | Feb 2026 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 11-15 | 775 | $1,750,000 | $2,258 | $2,258 | Jan 2026 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 06-10 | 560 | $1,265,000 | $2,260 | $2,260 | Dec 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 21-25 | 474 | $1,050,000 | $2,217 | $2,217 | Nov 2025 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 16-20 | 560 | $1,295,000 | $2,314 | $2,314 | Oct 2025 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 06-10 | 614 | $1,380,000 | $2,249 | $2,249 | Sep 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 16-20 | 474 | $988,000 | $2,086 | $2,086 | Sep 2025 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 16-20 | 560 | $1,280,000 | $2,287 | $2,287 | Sep 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 21-25 | 1,163 | $2,172,000 | $1,868 | $1,868 | Sep 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 16-20 | 474 | $1,050,000 | $2,217 | $2,217 | Jun 2025 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 11-15 | 560 | $1,250,000 | $2,233 | $2,233 | May 2025 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 16-20 | 775 | $1,800,000 | $2,323 | $2,323 | Mar 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 06-10 | 474 | $990,000 | $2,090 | $2,090 | Mar 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 06-10 | 474 | $1,030,000 | $2,175 | $2,175 | Feb 2025 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 06-10 | 614 | $1,461,800 | $2,383 | $2,383 | Jan 2025 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 21-25 | 484 | $1,088,000 | $2,246 | $2,246 | Sep 2024 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 16-20 | 484 | $1,040,000 | $2,147 | $2,147 | Jul 2024 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 21-25 | 484 | $1,080,000 | $2,230 | $2,230 | May 2024 | Resale |
| 26 NEWTON | 11 | CCR | 1 | 06-10 | 484 | $1,000,000 | $2,065 | $2,065 | May 2024 | Resale |
| 26 NEWTON | 11 | CCR | 2 | 06-10 | 614 | $1,380,000 | $2,249 | $2,249 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.