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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 368 THOMSON | 11 | CCR | 1 | 31-35 | 689 | $1,270,000 | $1,844 | $1,844 | Apr 2026 | Resale |
| 368 THOMSON | 11 | CCR | 1 | 26-30 | 689 | $1,268,888 | $1,842 | $1,842 | Jan 2026 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 21-25 | 872 | $1,750,000 | $2,007 | $2,007 | Apr 2025 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 21-25 | 872 | $1,765,000 | $2,024 | $2,024 | Apr 2025 | Resale |
| 368 THOMSON | 11 | CCR | 4 | 21-25 | 1,722 | $3,600,000 | $2,090 | $2,090 | Jan 2025 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 06-10 | 872 | $1,608,000 | $1,844 | $1,844 | Oct 2024 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 11-15 | 872 | $1,650,000 | $1,892 | $1,892 | Oct 2024 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 11-15 | 883 | $1,630,000 | $1,847 | $1,847 | Aug 2024 | Resale |
| 368 THOMSON | 11 | CCR | 1 | 06-10 | 689 | $1,200,000 | $1,742 | $1,742 | Jun 2024 | Resale |
| 368 THOMSON | 11 | CCR | 1 | 16-20 | 689 | $1,258,000 | $1,826 | $1,826 | Jun 2024 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 21-25 | 872 | $1,710,000 | $1,961 | $1,961 | May 2024 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 11-15 | 883 | $1,588,000 | $1,799 | $1,799 | May 2024 | Resale |
| 368 THOMSON | 11 | CCR | 1 | 16-20 | 689 | $1,250,000 | $1,815 | $1,815 | May 2024 | Resale |
| 368 THOMSON | 11 | CCR | 4 | 21-25 | 1,722 | $3,450,000 | $2,003 | $2,003 | Apr 2024 | Resale |
| 368 THOMSON | 11 | CCR | 1 | 01-05 | 689 | $1,180,000 | $1,713 | $1,713 | Apr 2024 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 26-30 | 872 | $1,710,000 | $1,961 | $1,961 | Mar 2024 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 16-20 | 872 | $1,650,000 | $1,892 | $1,892 | Dec 2023 | Resale |
| 368 THOMSON | 11 | CCR | 1 | 26-30 | 689 | $1,298,000 | $1,884 | $1,884 | Oct 2023 | Resale |
| 368 THOMSON | 11 | CCR | 3 | 06-10 | 1,302 | $2,544,108 | $1,953 | $1,953 | Aug 2023 | Resale |
| 368 THOMSON | 11 | CCR | 2 | 01-05 | 883 | $1,580,000 | $1,790 | $1,790 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.