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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASTOR GREEN | 21 | RCR | 3 | 16-20 | 1,378 | $2,080,000 | $1,510 | $1,929 | Mar 2026 | Resale |
| ASTOR GREEN | 21 | RCR | 3 | 11-15 | 1,528 | $2,350,000 | $1,537 | $1,963 | Jan 2026 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 01-05 | 1,066 | $1,410,000 | $1,323 | $1,690 | Jun 2025 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 06-10 | 1,066 | $1,480,000 | $1,389 | $1,774 | Jul 2024 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 11-15 | 1,087 | $1,510,000 | $1,389 | $1,774 | Feb 2024 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 11-15 | 1,066 | $1,535,000 | $1,440 | $1,840 | Feb 2024 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 11-15 | 1,087 | $1,490,000 | $1,371 | $1,751 | Feb 2024 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 01-05 | 1,087 | $1,480,000 | $1,361 | $1,739 | Sep 2023 | Resale |
| ASTOR GREEN | 21 | RCR | 3 | 11-15 | 1,528 | $2,180,000 | $1,426 | $1,822 | Sep 2023 | Resale |
| ASTOR GREEN | 21 | RCR | 3 | 06-10 | 1,475 | $2,060,000 | $1,397 | $1,785 | Aug 2023 | Resale |
| ASTOR GREEN | 21 | RCR | 3 | 16-20 | 1,378 | $1,880,000 | $1,365 | $1,744 | Jul 2023 | Resale |
| ASTOR GREEN | 21 | RCR | 2 | 01-05 | 980 | $1,540,000 | $1,572 | $2,008 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.