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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ARTRA | 3 | RCR | 2 | 36-40 | 829 | $2,100,000 | $2,534 | $2,830 | May 2026 | Resale |
| ARTRA | 3 | RCR | 2 | 21-25 | 786 | $1,949,000 | $2,480 | $2,769 | May 2026 | Resale |
| ARTRA | 3 | RCR | 3 | 36-40 | 1,044 | $2,750,000 | $2,634 | $2,941 | Apr 2026 | Resale |
| ARTRA | 3 | RCR | 2 | 31-35 | 829 | $2,050,000 | $2,473 | $2,762 | Mar 2026 | Resale |
| ARTRA | 3 | RCR | 3 | 36-40 | 1,227 | $3,100,000 | $2,526 | $2,821 | Dec 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 41-45 | 1,227 | $3,100,000 | $2,526 | $2,821 | Nov 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 36-40 | 1,044 | $2,625,000 | $2,514 | $2,807 | Sep 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 26-30 | 1,119 | $2,700,000 | $2,412 | $2,694 | Sep 2025 | Resale |
| ARTRA | 3 | RCR | 2 | 16-20 | 829 | $1,938,000 | $2,338 | $2,611 | Aug 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 31-35 | 1,044 | $2,638,000 | $2,527 | $2,822 | Jul 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 26-30 | 1,227 | $2,880,000 | $2,347 | $2,621 | Jun 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 21-25 | 1,227 | $2,930,000 | $2,388 | $2,667 | Jun 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 11-15 | 1,044 | $2,520,000 | $2,414 | $2,696 | May 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 06-10 | 1,227 | $2,745,000 | $2,237 | $2,498 | May 2025 | Resale |
| ARTRA | 3 | RCR | 2 | 06-10 | 786 | $1,800,000 | $2,291 | $2,558 | Apr 2025 | Resale |
| ARTRA | 3 | RCR | 2 | 06-10 | 786 | $1,840,000 | $2,342 | $2,615 | Apr 2025 | Resale |
| ARTRA | 3 | RCR | 2 | 16-20 | 786 | $1,854,000 | $2,359 | $2,634 | Apr 2025 | Resale |
| ARTRA | 3 | RCR | 2 | 21-25 | 829 | $1,918,000 | $2,314 | $2,584 | Apr 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 26-30 | 1,119 | $2,630,000 | $2,349 | $2,623 | Mar 2025 | Resale |
| ARTRA | 3 | RCR | 3 | 31-35 | 1,410 | $3,320,000 | $2,354 | $2,629 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.