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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ATLASSIA | 15 | RCR | 4 | 01-05 | 1,227 | $2,680,000 | $2,184 | — | Feb 2026 | Resale |
| ATLASSIA | 15 | RCR | 2 | 01-05 | 603 | $1,400,000 | $2,323 | — | Oct 2025 | Sub Sale |
| ATLASSIA | 15 | RCR | 3 | 01-05 | 1,098 | $2,402,424 | $2,188 | — | May 2024 | New Sale |
| ATLASSIA | 15 | RCR | 2 | 01-05 | 1,281 | $2,866,878 | $2,238 | — | Apr 2024 | New Sale |
| ATLASSIA | 15 | RCR | 4 | 01-05 | 1,216 | $2,721,408 | $2,237 | — | Feb 2024 | New Sale |
| ATLASSIA | 15 | RCR | 4 | 01-05 | 1,227 | $2,741,026 | $2,234 | — | Jan 2024 | New Sale |
| ATLASSIA | 15 | RCR | 4 | 01-05 | 1,163 | $2,560,000 | $2,202 | — | Nov 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.