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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 732 | $1,798,000 | $2,456 | $2,456 | Jan 2026 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 700 | $1,680,000 | $2,401 | $2,401 | Oct 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 3* | 01-05 | 1,023 | $2,417,000 | $2,364 | $2,364 | Sep 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 3* | 01-05 | 1,184 | $2,883,000 | $2,435 | $2,435 | Sep 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 850 | $2,054,000 | $2,415 | $2,415 | Sep 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 721 | $1,768,000 | $2,452 | $2,452 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 1* | 01-05 | 398 | $998,000 | $2,506 | $2,506 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 721 | $1,672,000 | $2,318 | $2,318 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 3* | 01-05 | 1,023 | $2,348,000 | $2,296 | $2,296 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 3* | 01-05 | 1,249 | $2,628,000 | $2,105 | $2,105 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 678 | $1,725,000 | $2,544 | $2,544 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 678 | $1,695,000 | $2,500 | $2,500 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 721 | $1,718,000 | $2,382 | $2,382 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 700 | $1,606,000 | $2,295 | $2,295 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 667 | $1,628,000 | $2,439 | $2,439 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 4* | 01-05 | 1,259 | $2,798,000 | $2,222 | $2,222 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 3* | 01-05 | 1,184 | $2,688,000 | $2,270 | $2,270 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 1* | 01-05 | 398 | $1,058,000 | $2,657 | $2,657 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 667 | $1,598,000 | $2,395 | $2,395 | Aug 2025 | New Sale |
| ARTISAN 8 | 20 | RCR | 2* | 01-05 | 850 | $2,029,000 | $2,386 | $2,386 | Aug 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.