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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,228 | $4,320,000 | $1,939 | $1,939 | Jun 2025 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,583 | $6,300,000 | $2,439 | $2,439 | Apr 2025 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,433 | $5,455,000 | $2,242 | $2,242 | Apr 2025 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,045 | $4,450,000 | $2,176 | $2,176 | Oct 2024 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 1,938 | $4,000,000 | $2,065 | $2,065 | Sep 2024 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 06-10 | 3,800 | $8,680,000 | $2,284 | $2,284 | Apr 2024 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 1,690 | $2,960,000 | $1,752 | $1,752 | Apr 2024 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,745 | $6,700,000 | $2,441 | $2,441 | Mar 2024 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,745 | $7,050,000 | $2,568 | $2,568 | Mar 2024 | Resale |
| ASTRID MEADOWS | 10 | CCR | 5* | 01-05 | 2,745 | $6,050,000 | $2,204 | $2,204 | Dec 2023 | Resale |
| ASTRID MEADOWS | 10 | CCR | 4* | 01-05 | 1,356 | $3,100,000 | $2,286 | $2,286 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.