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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,219 | $14,488,320 | $3,434 | — | May 2026 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,209 | $14,455,000 | $3,435 | — | Mar 2026 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,219 | $14,488,320 | $3,434 | — | Mar 2026 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,176 | $15,000,000 | $3,592 | — | Nov 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,219 | $15,000,000 | $3,555 | — | Jun 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,209 | $15,100,000 | $3,588 | — | May 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,219 | $15,100,000 | $3,579 | — | May 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 3,821 | $13,000,000 | $3,402 | — | Mar 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,219 | $14,474,000 | $3,430 | — | Feb 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,198 | $14,609,000 | $3,480 | — | Feb 2025 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,209 | $14,440,000 | $3,431 | — | Nov 2024 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,198 | $14,713,000 | $3,505 | — | Aug 2024 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,209 | $14,543,000 | $3,455 | — | Apr 2024 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,198 | $14,506,000 | $3,456 | — | Apr 2024 | New Sale |
| 32 GILSTEAD | 11 | CCR | 5* | 01-05 | 4,198 | $14,403,000 | $3,431 | — | Apr 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.