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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 76 SHENTON | 2 | CCR | 1 | 16-20 | 624 | $1,250,000 | $2,002 | $2,316 | Apr 2026 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 21-25 | 592 | $1,175,000 | $1,985 | $2,296 | Apr 2026 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 26-30 | 592 | $1,205,000 | $2,035 | $2,354 | Mar 2026 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 21-25 | 980 | $2,000,000 | $2,042 | $2,362 | Dec 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 11-15 | 592 | $1,050,000 | $1,774 | $2,052 | Dec 2025 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 36-40 | 980 | $2,100,000 | $2,144 | $2,480 | Nov 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 21-25 | 624 | $1,305,000 | $2,090 | $2,418 | Oct 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 06-10 | 592 | $1,088,000 | $1,838 | $2,126 | Aug 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 06-10 | 624 | $1,200,000 | $1,922 | $2,223 | Jul 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 06-10 | 592 | $1,135,000 | $1,917 | $2,217 | May 2025 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 31-35 | 969 | $2,200,000 | $2,271 | $2,627 | Apr 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 26-30 | 624 | $1,320,000 | $2,114 | $2,445 | Apr 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 26-30 | 624 | $1,350,000 | $2,162 | $2,501 | Jan 2025 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 21-25 | 592 | $1,190,000 | $2,010 | $2,325 | Dec 2024 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 11-15 | 969 | $1,810,000 | $1,868 | $2,161 | Nov 2024 | Resale |
| 76 SHENTON | 2 | CCR | 1 | 06-10 | 624 | $1,200,000 | $1,922 | $2,223 | Oct 2024 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 26-30 | 980 | $1,890,000 | $1,930 | $2,233 | Sep 2024 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 06-10 | 980 | $1,730,000 | $1,766 | $2,043 | Sep 2024 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 26-30 | 980 | $1,865,000 | $1,904 | $2,202 | Sep 2024 | Resale |
| 76 SHENTON | 2 | CCR | 2 | 26-30 | 980 | $1,900,000 | $1,940 | $2,244 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.