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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARINA EAST RESIDENCES | 15 | RCR | 1 | 16-20 | 495 | $1,318,000 | $2,662 | $2,662 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 2 | 06-10 | 797 | $2,319,000 | $2,911 | $2,911 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 2 | 11-15 | 678 | $1,973,000 | $2,909 | $2,909 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 2 | 06-10 | 678 | $1,950,000 | $2,876 | $2,876 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 1 | 06-10 | 495 | $1,291,000 | $2,607 | $2,607 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 1 | 11-15 | 495 | $1,301,000 | $2,628 | $2,628 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 1 | 11-15 | 495 | $1,318,000 | $2,662 | $2,662 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 3 | 16-20 | 969 | $2,788,000 | $2,878 | $2,878 | Apr 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 2 | 11-15 | 678 | $1,958,000 | $2,887 | $2,887 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 3 | 06-10 | 1,087 | $3,048,000 | $2,804 | $2,804 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 1 | 16-20 | 495 | $1,328,000 | $2,682 | $2,682 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 3 | 06-10 | 969 | $2,588,000 | $2,671 | $2,671 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 2 | 06-10 | 861 | $2,388,000 | $2,773 | $2,773 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 3 | 06-10 | 1,087 | $3,099,000 | $2,851 | $2,851 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 4 | 11-15 | 1,389 | $4,008,000 | $2,886 | $2,886 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 4 | 11-15 | 1,389 | $4,158,000 | $2,995 | $2,995 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 1 | 11-15 | 495 | $1,291,000 | $2,607 | $2,607 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 2 | 06-10 | 797 | $2,337,000 | $2,934 | $2,934 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 3 | 06-10 | 1,087 | $2,998,000 | $2,758 | $2,758 | Mar 2026 | New Sale |
| ARINA EAST RESIDENCES | 15 | RCR | 4 | 06-10 | 1,389 | $3,948,000 | $2,843 | $2,843 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.