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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 38 I SUITES | 15 | RCR | 1 | 06-10 | 463 | $800,000 | $1,728 | $1,728 | Apr 2026 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 11-15 | 667 | $1,200,000 | $1,798 | $1,798 | Sep 2025 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 16-20 | 1,087 | $1,080,000 | $993 | $993 | Aug 2025 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 06-10 | 506 | $885,000 | $1,749 | $1,749 | May 2025 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 06-10 | 689 | $1,240,000 | $1,800 | $1,800 | Mar 2025 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 11-15 | 506 | $910,000 | $1,799 | $1,799 | Mar 2025 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 16-20 | 1,044 | $1,098,888 | $1,052 | $1,052 | Dec 2024 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 06-10 | 667 | $1,095,000 | $1,641 | $1,641 | Dec 2024 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 11-15 | 463 | $840,000 | $1,815 | $1,815 | Dec 2024 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 06-10 | 506 | $880,000 | $1,739 | $1,739 | Sep 2024 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 11-15 | 667 | $1,250,000 | $1,873 | $1,873 | Jul 2024 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 11-15 | 667 | $1,220,000 | $1,828 | $1,828 | Jul 2024 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 11-15 | 689 | $1,150,000 | $1,669 | $1,669 | May 2024 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 06-10 | 495 | $880,000 | $1,777 | $1,777 | Apr 2024 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 06-10 | 452 | $818,000 | $1,809 | $1,809 | Apr 2024 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 11-15 | 506 | $895,000 | $1,769 | $1,769 | Nov 2023 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 11-15 | 667 | $1,200,000 | $1,798 | $1,798 | Aug 2023 | Resale |
| 38 I SUITES | 15 | RCR | 1 | 11-15 | 452 | $780,000 | $1,725 | $1,725 | Jun 2023 | Resale |
| 38 I SUITES | 15 | RCR | 2 | 06-10 | 689 | $1,150,000 | $1,669 | $1,669 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.