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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,044 | $2,612,000 | $2,502 | $2,502 | Jan 2026 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 4 | 01-05 | 1,518 | $3,868,000 | $2,549 | $2,549 | Jan 2026 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 2 | 01-05 | 861 | $2,223,000 | $2,582 | $2,582 | Jan 2026 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 980 | $2,485,000 | $2,537 | $2,537 | Jan 2026 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,044 | $2,684,000 | $2,571 | $2,571 | Dec 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 980 | $2,521,330 | $2,574 | $2,574 | Dec 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 2 | 01-05 | 893 | $2,293,000 | $2,567 | $2,567 | Dec 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 2 | 01-05 | 861 | $2,180,040 | $2,532 | $2,532 | Dec 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 2 | 01-05 | 861 | $2,212,000 | $2,569 | $2,569 | Nov 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 4 | 01-05 | 1,324 | $3,399,660 | $2,568 | $2,568 | Sep 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,023 | $2,492,820 | $2,438 | $2,438 | Sep 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 4 | 01-05 | 1,292 | $3,330,000 | $2,578 | $2,578 | Sep 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,023 | $2,560,000 | $2,503 | $2,503 | Sep 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,023 | $2,534,000 | $2,478 | $2,478 | Aug 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,023 | $2,502,000 | $2,447 | $2,447 | Aug 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 2 | 01-05 | 861 | $2,201,000 | $2,556 | $2,556 | Jul 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,023 | $2,584,000 | $2,527 | $2,527 | Jul 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 4 | 01-05 | 1,292 | $3,267,000 | $2,529 | $2,529 | Jul 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 3 | 01-05 | 1,249 | $2,710,380 | $2,171 | $2,171 | Jul 2025 | New Sale |
| ARDOR RESIDENCE | 15 | RCR | 2 | 01-05 | 861 | $2,158,000 | $2,506 | $2,506 | Jun 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.