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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ALTEZ | 2 | CCR | 4* | 51-55 | 1,561 | $3,470,000 | $2,223 | $2,561 | Apr 2026 | Resale |
| ALTEZ | 2 | CCR | 1 | 31-35 | 861 | $1,500,000 | $1,742 | $2,007 | Mar 2026 | Resale |
| ALTEZ | 2 | CCR | 2 | 21-25 | 1,012 | $2,250,000 | $2,224 | $2,562 | Jan 2025 | Resale |
| ALTEZ | 2 | CCR | 1 | 31-35 | 861 | $1,530,000 | $1,777 | $2,047 | Oct 2024 | Resale |
| ALTEZ | 2 | CCR | 2 | 46-50 | 1,184 | $2,200,000 | $1,858 | $2,140 | Sep 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 31-35 | 753 | $1,485,000 | $1,971 | $2,270 | Sep 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 11-15 | 603 | $1,200,000 | $1,991 | $2,293 | Aug 2024 | Resale |
| ALTEZ | 2 | CCR | 2 | 21-25 | 990 | $2,050,000 | $2,070 | $2,384 | Aug 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 06-10 | 603 | $1,080,000 | $1,792 | $2,064 | Jun 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 36-40 | 840 | $1,590,000 | $1,894 | $2,182 | May 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 26-30 | 861 | $1,538,000 | $1,786 | $2,057 | May 2024 | Resale |
| ALTEZ | 2 | CCR | 2 | 41-45 | 1,184 | $2,250,000 | $1,900 | $2,189 | Apr 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 46-50 | 764 | $1,680,000 | $2,198 | $2,532 | Apr 2024 | Resale |
| ALTEZ | 2 | CCR | 1 | 26-30 | 861 | $1,550,000 | $1,800 | $2,073 | Dec 2023 | Resale |
| ALTEZ | 2 | CCR | 1 | 31-35 | 861 | $1,520,000 | $1,765 | $2,033 | Oct 2023 | Resale |
| ALTEZ | 2 | CCR | 1 | 46-50 | 764 | $1,480,000 | $1,937 | $2,231 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.