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 BASSEIN | 11 | CCR | 5* | 11-15 | 2,250 | $2,750,000 | $1,222 | $1,222 | Apr 2026 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 06-10 | 452 | $850,000 | $1,880 | $1,880 | Mar 2026 | Resale |
| 8 BASSEIN | 11 | CCR | 5* | 11-15 | 2,250 | $2,650,000 | $1,178 | $1,178 | Oct 2025 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 06-10 | 431 | $785,000 | $1,823 | $1,823 | Jan 2025 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 11-15 | 452 | $858,000 | $1,898 | $1,898 | Oct 2024 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 01-05 | 452 | $825,000 | $1,825 | $1,825 | Aug 2023 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 06-10 | 452 | $870,000 | $1,924 | $1,924 | Aug 2023 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 06-10 | 431 | $788,000 | $1,830 | $1,830 | Jul 2023 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 01-05 | 452 | $865,000 | $1,913 | $1,913 | Jul 2023 | Resale |
| 8 BASSEIN | 11 | CCR | 1 | 06-10 | 431 | $780,000 | $1,812 | $1,812 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.