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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARDMORE PARK | 10 | CCR | 4 | 11-15 | 2,885 | $12,680,000 | $4,396 | $4,396 | Apr 2026 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 11-15 | 2,885 | $12,500,000 | $4,333 | $4,333 | Oct 2025 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 01-05 | 2,885 | $12,300,000 | $4,264 | $4,264 | Apr 2025 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 06-10 | 2,885 | $12,000,000 | $4,160 | $4,160 | Apr 2025 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 06-10 | 2,885 | $11,800,000 | $4,091 | $4,091 | Mar 2025 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 06-10 | 2,885 | $13,200,000 | $4,576 | $4,576 | Jan 2025 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 11-15 | 2,885 | $11,500,000 | $3,987 | $3,987 | Nov 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 11-15 | 2,885 | $11,250,000 | $3,900 | $3,900 | Nov 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 21-25 | 2,885 | $12,700,000 | $4,402 | $4,402 | Oct 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 16-20 | 2,885 | $12,000,000 | $4,160 | $4,160 | Jul 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 21-25 | 2,885 | $11,850,000 | $4,108 | $4,108 | May 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 11-15 | 2,885 | $12,500,000 | $4,333 | $4,333 | Apr 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 26-30 | 2,885 | $12,900,000 | $4,472 | $4,472 | Feb 2024 | Resale |
| ARDMORE PARK | 10 | CCR | 4 | 06-10 | 2,885 | $12,800,000 | $4,437 | $4,437 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.