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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| ASTON MANSIONS | 14 | RCR | 3 | 06-10 | 1,227 | $1,600,000 | $1,304 | — | May 2026 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,588,888 | $1,295 | — | Sep 2025 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,605,888 | $1,309 | — | Jul 2025 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 06-10 | 1,302 | $1,560,000 | $1,198 | — | Jan 2025 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,195 | $1,460,000 | $1,222 | — | Oct 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 2 | 06-10 | 1,012 | $1,238,888 | $1,224 | — | Oct 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 06-10 | 1,227 | $1,425,000 | $1,161 | — | Mar 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,216 | $1,350,000 | $1,110 | — | Jan 2024 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,302 | $1,528,000 | $1,173 | — | Dec 2023 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,227 | $1,388,888 | $1,132 | — | Nov 2023 | Resale |
| ASTON MANSIONS | 14 | RCR | 3 | 01-05 | 1,163 | $1,350,000 | $1,161 | — | Sep 2023 | Resale |
| ASTON MANSIONS | 14 | RCR | 2 | 01-05 | 1,012 | $1,200,000 | $1,186 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.