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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ADRIA | 11 | CCR | 2 | 06-10 | 850 | $1,740,000 | $2,046 | $2,046 | Oct 2025 | Resale |
| ADRIA | 11 | CCR | 3 | 16-20 | 1,281 | $2,980,000 | $2,326 | $2,326 | Oct 2025 | Resale |
| ADRIA | 11 | CCR | 1 | 01-05 | 581 | $1,068,000 | $1,837 | $1,837 | Sep 2025 | Resale |
| ADRIA | 11 | CCR | 2 | 16-20 | 850 | $1,880,000 | $2,211 | $2,211 | Mar 2025 | Resale |
| ADRIA | 11 | CCR | 1 | 11-15 | 538 | $1,190,000 | $2,211 | $2,211 | Nov 2024 | Resale |
| ADRIA | 11 | CCR | 1 | 06-10 | 538 | $1,150,000 | $2,137 | $2,137 | Aug 2024 | Resale |
| ADRIA | 11 | CCR | 2 | 16-20 | 689 | $1,528,000 | $2,218 | $2,218 | Mar 2024 | Resale |
| ADRIA | 11 | CCR | 1 | 16-20 | 538 | $1,230,000 | $2,285 | $2,285 | Jan 2024 | Resale |
| ADRIA | 11 | CCR | 4* | 21-25 | 1,507 | $3,210,000 | $2,130 | $2,130 | Nov 2023 | Resale |
| ADRIA | 11 | CCR | 2 | 11-15 | 850 | $1,846,000 | $2,171 | $2,171 | Jun 2023 | Resale |
| ADRIA | 11 | CCR | 1 | 16-20 | 538 | $1,140,000 | $2,118 | $2,118 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.