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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 8@BT | 21 | RCR | 3* | 01-05 | 1,238 | $3,172,000 | $2,563 | $2,678 | Apr 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 01-05 | 1,238 | $3,205,112 | $2,589 | $2,705 | Mar 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 01-05 | 1,109 | $2,802,112 | $2,527 | $2,641 | Mar 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 16-20 | 1,163 | $3,198,112 | $2,751 | $2,875 | Mar 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 01-05 | 1,109 | $2,824,000 | $2,547 | $2,661 | Mar 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 16-20 | 1,163 | $3,186,112 | $2,741 | $2,864 | Feb 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 01-05 | 1,109 | $2,835,000 | $2,557 | $2,672 | Feb 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 11-15 | 1,163 | $3,143,000 | $2,704 | $2,825 | Jan 2026 | New Sale |
| 8@BT | 21 | RCR | 3* | 11-15 | 1,163 | $3,117,000 | $2,681 | $2,801 | Jan 2026 | New Sale |
| 8@BT | 21 | RCR | 4* | 11-15 | 1,593 | $4,180,000 | $2,624 | $2,742 | Dec 2025 | New Sale |
| 8@BT | 21 | RCR | 3* | 11-15 | 1,163 | $3,104,000 | $2,670 | $2,790 | Dec 2025 | New Sale |
| 8@BT | 21 | RCR | 4* | 11-15 | 1,593 | $4,170,000 | $2,618 | $2,736 | Dec 2025 | New Sale |
| 8@BT | 21 | RCR | 4* | 06-10 | 1,593 | $4,088,000 | $2,566 | $2,681 | Dec 2025 | New Sale |
| 8@BT | 21 | RCR | 3* | 06-10 | 1,238 | $3,301,000 | $2,667 | $2,787 | Dec 2025 | New Sale |
| 8@BT | 21 | RCR | 3* | 16-20 | 1,163 | $3,207,000 | $2,759 | $2,883 | Nov 2025 | New Sale |
| 8@BT | 21 | RCR | 3* | 06-10 | 1,109 | $2,864,000 | $2,583 | $2,699 | Nov 2025 | New Sale |
| 8@BT | 21 | RCR | 4* | 01-05 | 1,270 | $3,266,000 | $2,571 | $2,687 | Oct 2025 | New Sale |
| 8@BT | 21 | RCR | 3* | 16-20 | 1,001 | $2,940,000 | $2,937 | $3,069 | Jul 2025 | New Sale |
| 8@BT | 21 | RCR | 2* | 16-20 | 732 | $2,180,000 | $2,978 | $3,112 | Jun 2025 | New Sale |
| 8@BT | 21 | RCR | 3* | 01-05 | 1,001 | $2,617,000 | $2,614 | $2,731 | Jun 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.