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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,588,888 | $1,295 | $1,607 | Sep 2025 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,605,888 | $1,309 | $1,625 | Jul 2025 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 06-10 | 1,302 | $1,560,000 | $1,198 | $1,487 | Jan 2025 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,195 | $1,460,000 | $1,222 | $1,517 | Oct 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 2 | 06-10 | 1,012 | $1,238,888 | $1,224 | $1,519 | Oct 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 06-10 | 1,227 | $1,425,000 | $1,161 | $1,441 | Mar 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,216 | $1,350,000 | $1,110 | $1,378 | Jan 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,302 | $1,528,000 | $1,173 | $1,456 | Dec 2023 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,388,888 | $1,132 | $1,405 | Nov 2023 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,163 | $1,350,000 | $1,161 | $1,441 | Sep 2023 | Resale |
| ASTON MANSIONS | 14 | RCR | 2 | 01-05 | 1,012 | $1,200,000 | $1,186 | $1,472 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.