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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 893 | $1,850,000 | $2,071 | $2,071 | Feb 2026 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 3 | 01-05 | 1,216 | $2,600,000 | $2,138 | $2,138 | Feb 2026 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 958 | $2,000,000 | $2,088 | $2,088 | Oct 2025 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 4 | 01-05 | 2,799 | $3,000,000 | $1,072 | $1,072 | Aug 2025 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 893 | $1,820,000 | $2,037 | $2,037 | Mar 2025 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 958 | $1,980,000 | $2,067 | $2,067 | Feb 2025 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 958 | $1,930,000 | $2,015 | $2,015 | Nov 2024 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 893 | $1,790,000 | $2,004 | $2,004 | Aug 2024 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 3 | 01-05 | 1,141 | $2,230,000 | $1,954 | $1,954 | May 2024 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 958 | $1,950,000 | $2,036 | $2,036 | Mar 2024 | Resale |
| ADAM PARK CONDOMINIUM | 11 | CCR | 2 | 01-05 | 958 | $1,933,000 | $2,018 | $2,018 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.