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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AIRSTREAM | 12 | RCR | 1 | 01-05 | 495 | $725,000 | $1,464 | $1,464 | Mar 2026 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 01-05 | 474 | $720,000 | $1,520 | $1,520 | Sep 2025 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 01-05 | 474 | $740,000 | $1,562 | $1,562 | Sep 2025 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 06-10 | 409 | $680,000 | $1,662 | $1,662 | Feb 2025 | Resale |
| AIRSTREAM | 12 | RCR | 2 | 01-05 | 624 | $950,000 | $1,522 | $1,522 | Dec 2024 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 11-15 | 495 | $780,000 | $1,575 | $1,575 | Dec 2024 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 11-15 | 474 | $740,000 | $1,562 | $1,562 | Nov 2024 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 11-15 | 797 | $1,050,000 | $1,318 | $1,318 | Oct 2024 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 01-05 | 495 | $810,000 | $1,636 | $1,636 | Apr 2024 | Resale |
| AIRSTREAM | 12 | RCR | 2 | 11-15 | 1,012 | $1,530,000 | $1,512 | $1,512 | Feb 2024 | Resale |
| AIRSTREAM | 12 | RCR | 1 | 01-05 | 474 | $739,000 | $1,560 | $1,560 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.