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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AALTO | 15 | RCR | 4 | 11-15 | 2,024 | $5,465,000 | $2,701 | $2,701 | Jan 2026 | Resale |
| AALTO | 15 | RCR | 3 | 11-15 | 1,550 | $4,300,000 | $2,774 | $2,774 | Jan 2026 | Resale |
| AALTO | 15 | RCR | 3 | 21-25 | 1,442 | $4,150,000 | $2,877 | $2,877 | Jan 2026 | Resale |
| AALTO | 15 | RCR | 4 | 06-10 | 1,959 | $5,150,000 | $2,629 | $2,629 | Oct 2025 | Resale |
| AALTO | 15 | RCR | 3 | 11-15 | 1,528 | $4,182,000 | $2,736 | $2,736 | Aug 2025 | Resale |
| AALTO | 15 | RCR | 3 | 06-10 | 1,550 | $4,000,000 | $2,581 | $2,581 | Jun 2025 | Resale |
| AALTO | 15 | RCR | 3 | 01-05 | 1,550 | $3,638,000 | $2,347 | $2,347 | Apr 2025 | Resale |
| AALTO | 15 | RCR | 3 | 01-05 | 1,442 | $3,780,000 | $2,621 | $2,621 | Apr 2025 | Resale |
| AALTO | 15 | RCR | 3 | 26-30 | 1,442 | $4,060,000 | $2,815 | $2,815 | Feb 2025 | Resale |
| AALTO | 15 | RCR | 3 | 16-20 | 1,528 | $3,800,000 | $2,486 | $2,486 | Feb 2025 | Resale |
| AALTO | 15 | RCR | 3 | 21-25 | 1,550 | $4,070,000 | $2,626 | $2,626 | Dec 2024 | Resale |
| AALTO | 15 | RCR | 3 | 21-25 | 1,442 | $4,060,000 | $2,815 | $2,815 | Sep 2024 | Resale |
| AALTO | 15 | RCR | 3 | 26-30 | 1,528 | $4,088,888 | $2,675 | $2,675 | Aug 2024 | Resale |
| AALTO | 15 | RCR | 4 | 16-20 | 1,959 | $5,200,000 | $2,654 | $2,654 | Aug 2024 | Resale |
| AALTO | 15 | RCR | 4 | 21-25 | 1,959 | $4,900,000 | $2,501 | $2,501 | Aug 2024 | Resale |
| AALTO | 15 | RCR | 4 | 06-10 | 2,443 | $6,150,000 | $2,517 | $2,517 | Jul 2024 | Resale |
| AALTO | 15 | RCR | 3 | 21-25 | 1,550 | $3,880,000 | $2,503 | $2,503 | May 2024 | Resale |
| AALTO | 15 | RCR | 4 | 06-10 | 2,443 | $5,820,000 | $2,382 | $2,382 | Apr 2024 | Resale |
| AALTO | 15 | RCR | 4 | 16-20 | 1,959 | $4,900,000 | $2,501 | $2,501 | Mar 2024 | Resale |
| AALTO | 15 | RCR | 4 | 21-25 | 1,959 | $5,000,000 | $2,552 | $2,552 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.