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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| ARC AT TAMPINES | 18 | OCR | 4 | 11-15 | 1,561 | $2,288,888 | $1,467 | — | May 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 06-10 | 1,152 | $1,650,000 | $1,433 | — | Apr 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 11-15 | 958 | $1,358,000 | $1,418 | — | Apr 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,130 | $1,625,000 | $1,438 | — | Apr 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 4 | 06-10 | 1,292 | $1,780,000 | $1,378 | — | Apr 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 2 | 06-10 | 807 | $1,080,000 | $1,338 | — | Mar 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 4 | 01-05 | 1,561 | $2,198,800 | $1,409 | — | Mar 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 11-15 | 1,044 | $1,520,000 | $1,456 | — | Mar 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 4 | 11-15 | 1,421 | $1,860,000 | $1,309 | — | Feb 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 2 | 06-10 | 797 | $1,100,000 | $1,381 | — | Feb 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 4 | 06-10 | 1,173 | $1,650,000 | $1,406 | — | Feb 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 01-05 | 1,076 | $1,425,000 | $1,324 | — | Feb 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 4 | 06-10 | 1,173 | $1,630,000 | $1,389 | — | Jan 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 06-10 | 958 | $1,385,000 | $1,446 | — | Jan 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 11-15 | 1,152 | $1,620,000 | $1,407 | — | Jan 2026 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 06-10 | 958 | $1,345,000 | $1,404 | — | Dec 2025 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 01-05 | 958 | $1,340,000 | $1,399 | — | Nov 2025 | Resale |
| ARC AT TAMPINES | 18 | OCR | 2 | 06-10 | 1,001 | $1,310,000 | $1,309 | — | Nov 2025 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 11-15 | 958 | $1,365,000 | $1,425 | — | Nov 2025 | Resale |
| ARC AT TAMPINES | 18 | OCR | 3 | 16-20 | 958 | $1,368,000 | $1,428 | — | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.