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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARENA RESIDENCES | 14 | RCR | 3 | 01-05 | 883 | $1,720,000 | $1,949 | $1,949 | Mar 2026 | Resale |
| ARENA RESIDENCES | 14 | RCR | 2 | 01-05 | 603 | $1,280,000 | $2,124 | $2,124 | Jan 2026 | Resale |
| ARENA RESIDENCES | 14 | RCR | 3 | 11-15 | 893 | $1,870,000 | $2,093 | $2,093 | Oct 2025 | Resale |
| ARENA RESIDENCES | 14 | RCR | 3 | 06-10 | 807 | $1,675,000 | $2,075 | $2,075 | Jul 2025 | Resale |
| ARENA RESIDENCES | 14 | RCR | 2 | 01-05 | 549 | $1,148,000 | $2,091 | $2,091 | Jun 2025 | Resale |
| ARENA RESIDENCES | 14 | RCR | 2 | 01-05 | 603 | $1,300,000 | $2,157 | $2,157 | Oct 2024 | Resale |
| ARENA RESIDENCES | 14 | RCR | 2 | 01-05 | 603 | $1,265,000 | $2,099 | $2,099 | Aug 2024 | Resale |
| ARENA RESIDENCES | 14 | RCR | 3 | 06-10 | 818 | $1,740,000 | $2,127 | $2,127 | Aug 2024 | Resale |
| ARENA RESIDENCES | 14 | RCR | 3 | 01-05 | 807 | $1,630,000 | $2,019 | $2,019 | Jun 2024 | Resale |
| ARENA RESIDENCES | 14 | RCR | 3 | 11-15 | 818 | $1,750,000 | $2,139 | $2,139 | Jun 2024 | Resale |
| ARENA RESIDENCES | 14 | RCR | 3 | 01-05 | 807 | $1,610,000 | $1,994 | $1,994 | May 2024 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 3 | 06-10 | 893 | $1,730,000 | $1,936 | $1,936 | Mar 2024 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 3 | 11-15 | 807 | $1,720,000 | $2,131 | $2,131 | Feb 2024 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 2 | 06-10 | 603 | $1,288,000 | $2,137 | $2,137 | Dec 2023 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 3 | 11-15 | 883 | $1,880,000 | $2,130 | $2,130 | Nov 2023 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 3 | 06-10 | 883 | $1,758,000 | $1,992 | $1,992 | Nov 2023 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 2 | 11-15 | 603 | $1,333,888 | $2,213 | $2,213 | Oct 2023 | Sub Sale |
| ARENA RESIDENCES | 14 | RCR | 3 | 06-10 | 807 | $1,640,000 | $2,031 | $2,031 | Sep 2023 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.