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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 3,763 | $9,600,000 | $2,551 | $2,551 | Apr 2026 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 7,200 | $10,100,000 | $1,403 | $1,403 | Jan 2026 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 3,362 | $6,500,000 | $1,934 | $1,934 | Nov 2025 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 3,301 | $6,288,888 | $1,905 | $1,905 | Sep 2025 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 7,009 | $9,330,000 | $1,331 | $1,331 | May 2025 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 1,972 | $3,800,000 | $1,927 | $1,927 | Mar 2025 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 4,006 | $6,800,000 | $1,697 | $1,697 | Jan 2025 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 6,289 | $10,190,000 | $1,620 | $1,620 | Nov 2024 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 2,007 | $5,280,000 | $2,630 | $2,630 | May 2024 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 3,221 | $7,000,000 | $2,174 | $2,174 | Apr 2024 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 3,054 | $5,300,000 | $1,736 | $1,736 | Mar 2024 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 1,981 | $5,500,000 | $2,777 | $2,777 | Jan 2024 | Resale |
| ADELPHI PARK ESTATE | 20 | RCR | 5* | - | 2,700 | $6,600,000 | $2,445 | $2,445 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.