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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ALEX RESIDENCES | 3 | RCR | 3 | 16-20 | 926 | $2,230,000 | $2,409 | $2,720 | Apr 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 1 | 16-20 | 474 | $970,000 | $2,048 | $2,312 | Mar 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 26-30 | 678 | $1,580,000 | $2,330 | $2,630 | Mar 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 1 | 16-20 | 474 | $955,000 | $2,016 | $2,276 | Mar 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 1 | 31-35 | 474 | $1,010,000 | $2,133 | $2,408 | Mar 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 26-30 | 1,023 | $2,480,000 | $2,425 | $2,738 | Feb 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 26-30 | 657 | $1,500,000 | $2,285 | $2,580 | Feb 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 31-35 | 1,044 | $2,515,888 | $2,410 | $2,721 | Jan 2026 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 16-20 | 1,044 | $2,380,000 | $2,279 | $2,573 | Dec 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 21-25 | 678 | $1,570,000 | $2,315 | $2,614 | Nov 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 01-05 | 926 | $1,930,000 | $2,085 | $2,354 | Nov 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 31-35 | 678 | $1,600,000 | $2,359 | $2,663 | Nov 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 21-25 | 1,023 | $2,260,000 | $2,210 | $2,495 | Oct 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 06-10 | 1,044 | $2,350,000 | $2,251 | $2,541 | Oct 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 1 | 01-05 | 474 | $948,000 | $2,002 | $2,260 | Sep 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 36-40 | 657 | $1,480,000 | $2,254 | $2,545 | Sep 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 11-15 | 883 | $1,988,000 | $2,252 | $2,542 | Sep 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 3 | 21-25 | 926 | $2,142,000 | $2,314 | $2,612 | Aug 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 11-15 | 678 | $1,560,000 | $2,300 | $2,597 | Aug 2025 | Resale |
| ALEX RESIDENCES | 3 | RCR | 2 | 26-30 | 678 | $1,544,000 | $2,277 | $2,571 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.