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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASCENTIA SKY | 3 | RCR | 2 | 06-10 | 947 | $1,980,000 | $2,090 | $2,408 | Feb 2026 | Resale |
| ASCENTIA SKY | 3 | RCR | 4 | 26-30 | 1,851 | $3,650,000 | $1,971 | $2,270 | Jan 2026 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 11-15 | 958 | $1,868,000 | $1,950 | $2,246 | Dec 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 4 | 41-45 | 1,776 | $3,600,000 | $2,027 | $2,335 | Nov 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 3 | 06-10 | 1,475 | $2,950,000 | $2,000 | $2,304 | Oct 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 4 | 06-10 | 1,851 | $3,540,000 | $1,912 | $2,202 | Oct 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 4 | 41-45 | 1,970 | $4,060,000 | $2,061 | $2,374 | Sep 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 3 | 26-30 | 1,475 | $2,900,000 | $1,967 | $2,266 | Sep 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 4 | 41-45 | 1,991 | $4,000,000 | $2,009 | $2,314 | Apr 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 01-05 | 958 | $1,850,000 | $1,931 | $2,224 | Apr 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 4 | 11-15 | 1,819 | $3,200,000 | $1,759 | $2,026 | Feb 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 26-30 | 1,012 | $1,968,000 | $1,945 | $2,240 | Jan 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 31-35 | 947 | $2,090,000 | $2,206 | $2,541 | Jan 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 3 | 16-20 | 1,475 | $2,650,000 | $1,797 | $2,070 | Jan 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 3 | 26-30 | 1,475 | $2,835,000 | $1,922 | $2,214 | Jan 2025 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 26-30 | 958 | $2,030,000 | $2,119 | $2,441 | Dec 2024 | Resale |
| ASCENTIA SKY | 3 | RCR | 3 | 36-40 | 1,475 | $2,850,000 | $1,933 | $2,227 | Dec 2024 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 11-15 | 947 | $1,870,000 | $1,974 | $2,274 | Oct 2024 | Resale |
| ASCENTIA SKY | 3 | RCR | 2 | 31-35 | 947 | $1,920,000 | $2,027 | $2,335 | Sep 2024 | Resale |
| ASCENTIA SKY | 3 | RCR | 3 | 06-10 | 1,475 | $2,700,000 | $1,831 | $2,109 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.