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 SAINT THOMAS | 9 | CCR | 4 | 11-15 | 1,690 | $4,500,000 | $2,663 | $2,663 | Apr 2026 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 16-20 | 872 | $2,490,000 | $2,856 | $2,856 | Dec 2025 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 3 | 06-10 | 1,302 | $4,068,000 | $3,123 | $3,123 | Sep 2025 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 06-10 | 807 | $2,480,000 | $3,072 | $3,072 | Aug 2025 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 21-25 | 1,044 | $2,813,888 | $2,695 | $2,695 | Jul 2025 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 31-35 | 872 | $2,700,000 | $3,097 | $3,097 | May 2025 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 3 | 21-25 | 1,302 | $3,980,000 | $3,056 | $3,056 | Mar 2025 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 16-20 | 872 | $2,500,000 | $2,867 | $2,867 | Dec 2024 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 21-25 | 549 | $1,800,000 | $3,279 | $3,279 | Nov 2024 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 26-30 | 1,044 | $2,860,000 | $2,739 | $2,739 | Oct 2024 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 4 | 26-30 | 1,744 | $5,100,000 | $2,925 | $2,925 | Sep 2024 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 3 | 06-10 | 1,302 | $3,625,000 | $2,783 | $2,783 | Sep 2024 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 3 | 06-10 | 1,152 | $3,100,000 | $2,692 | $2,692 | Sep 2024 | Resale |
| 8 SAINT THOMAS | 9 | CCR | 2 | 01-05 | 1,044 | $2,650,000 | $2,538 | $2,538 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.