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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 8M RESIDENCES | 15 | RCR | 1* | 11-15 | 517 | $1,200,000 | $2,323 | $2,323 | Apr 2026 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 16-20 | 1,335 | $1,975,000 | $1,480 | $1,480 | Sep 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 16-20 | 646 | $1,560,000 | $2,415 | $2,415 | Aug 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 16-20 | 646 | $1,570,000 | $2,431 | $2,431 | Aug 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 06-10 | 646 | $1,538,000 | $2,381 | $2,381 | Aug 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 06-10 | 775 | $1,780,000 | $2,297 | $2,297 | Jul 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 11-15 | 775 | $1,780,000 | $2,297 | $2,297 | Jul 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 3 | 06-10 | 893 | $1,968,888 | $2,204 | $2,204 | Feb 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 1 | 11-15 | 527 | $1,200,000 | $2,275 | $2,275 | Feb 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 2 | 11-15 | 646 | $1,540,000 | $2,385 | $2,385 | Feb 2025 | Resale |
| 8M RESIDENCES | 15 | RCR | 1* | 01-05 | 517 | $1,150,000 | $2,226 | $2,226 | Sep 2024 | Resale |
| 8M RESIDENCES | 15 | RCR | 3 | 16-20 | 893 | $2,000,000 | $2,239 | $2,239 | Jul 2024 | Resale |
| 8M RESIDENCES | 15 | RCR | 1* | 06-10 | 517 | $1,140,000 | $2,206 | $2,206 | Dec 2023 | Resale |
| 8M RESIDENCES | 15 | RCR | 3 | 06-10 | 893 | $1,775,000 | $1,987 | $1,987 | Oct 2023 | Resale |
| 8M RESIDENCES | 15 | RCR | 1 | 01-05 | 678 | $1,230,000 | $1,814 | $1,814 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.