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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ALESSANDREA | 3 | RCR | 3 | 11-15 | 1,098 | $2,180,000 | $1,986 | $1,986 | Aug 2025 | Resale |
| ALESSANDREA | 3 | RCR | 2 | 01-05 | 1,249 | $2,250,000 | $1,802 | $1,802 | Apr 2025 | Resale |
| ALESSANDREA | 3 | RCR | 3 | 06-10 | 1,098 | $2,200,000 | $2,004 | $2,004 | Mar 2025 | Resale |
| ALESSANDREA | 3 | RCR | 3 | 06-10 | 1,001 | $2,150,000 | $2,148 | $2,148 | Dec 2024 | Resale |
| ALESSANDREA | 3 | RCR | 3 | 11-15 | 1,098 | $2,040,000 | $1,858 | $1,858 | May 2024 | Resale |
| ALESSANDREA | 3 | RCR | 3 | 16-20 | 1,098 | $1,980,000 | $1,803 | $1,803 | Apr 2024 | Resale |
| ALESSANDREA | 3 | RCR | 3 | 06-10 | 1,098 | $1,900,000 | $1,731 | $1,731 | Mar 2024 | Resale |
| ALESSANDREA | 3 | RCR | 3 | 01-05 | 1,001 | $1,800,000 | $1,798 | $1,798 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.