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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASCENT @ 456 | 12 | RCR | 3 | 06-10 | 689 | $1,088,000 | $1,579 | $1,579 | Oct 2025 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 01-05 | 689 | $1,020,000 | $1,481 | $1,481 | Aug 2025 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 01-05 | 753 | $1,050,000 | $1,394 | $1,394 | Feb 2025 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 06-10 | 689 | $1,100,000 | $1,597 | $1,597 | Oct 2024 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 06-10 | 753 | $1,048,888 | $1,392 | $1,392 | Aug 2024 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 01-05 | 689 | $1,085,000 | $1,575 | $1,575 | Apr 2024 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 01-05 | 689 | $980,000 | $1,423 | $1,423 | Dec 2023 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 01-05 | 689 | $980,000 | $1,423 | $1,423 | Nov 2023 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 06-10 | 689 | $1,110,000 | $1,611 | $1,611 | Nov 2023 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 06-10 | 689 | $1,160,000 | $1,684 | $1,684 | Aug 2023 | Resale |
| ASCENT @ 456 | 12 | RCR | 3 | 06-10 | 753 | $1,050,000 | $1,394 | $1,394 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.