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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,324 | $3,300,000 | $2,493 | $2,624 | Mar 2026 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 2 | 06-10 | 1,119 | $2,532,888 | $2,263 | $2,382 | Feb 2026 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,324 | $3,290,000 | $2,485 | $2,616 | Feb 2026 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,572 | $3,725,000 | $2,370 | $2,495 | Jan 2026 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,582 | $3,550,000 | $2,244 | $2,362 | Oct 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,324 | $3,150,000 | $2,379 | $2,504 | Oct 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,582 | $3,530,000 | $2,231 | $2,348 | Sep 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,582 | $3,680,000 | $2,326 | $2,448 | Sep 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,335 | $3,050,000 | $2,285 | $2,405 | Aug 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 2 | 06-10 | 1,119 | $2,700,000 | $2,412 | $2,539 | Aug 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,324 | $3,060,000 | $2,311 | $2,433 | Aug 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 01-05 | 1,324 | $3,200,000 | $2,417 | $2,544 | Jul 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,593 | $3,500,000 | $2,197 | $2,313 | Jun 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 2 | 01-05 | 883 | $2,050,000 | $2,323 | $2,445 | Jun 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 2 | 06-10 | 883 | $1,974,000 | $2,236 | $2,354 | May 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,324 | $3,050,000 | $2,304 | $2,425 | Apr 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,582 | $3,480,000 | $2,199 | $2,315 | Mar 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,324 | $3,150,000 | $2,379 | $2,504 | Mar 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 3 | 06-10 | 1,324 | $3,020,000 | $2,281 | $2,401 | Jan 2025 | Resale |
| ASPEN HEIGHTS | 9 | CCR | 2 | 06-10 | 1,044 | $2,500,000 | $2,394 | $2,520 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.