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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AUREA | 7 | CCR | 2 | 11-15 | 635 | $1,837,268 | $2,893 | $3,020 | Apr 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 06-10 | 646 | $1,831,400 | $2,836 | $2,960 | Apr 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 16-20 | 1,001 | $3,040,720 | $3,038 | $3,171 | Apr 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 21-25 | 710 | $2,101,100 | $2,958 | $3,088 | Apr 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 06-10 | 646 | $1,852,600 | $2,869 | $2,995 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 06-10 | 1,001 | $2,701,312 | $2,698 | $2,816 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 26-30 | 710 | $2,095,570 | $2,950 | $3,079 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 11-15 | 710 | $1,968,000 | $2,770 | $2,891 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 11-15 | 646 | $1,858,000 | $2,877 | $3,003 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 11-15 | 1,001 | $2,728,300 | $2,725 | $2,844 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 11-15 | 1,001 | $2,710,026 | $2,707 | $2,826 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 06-10 | 1,001 | $2,719,200 | $2,716 | $2,835 | Mar 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 31-35 | 710 | $2,078,000 | $2,925 | $3,053 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 06-10 | 710 | $1,965,000 | $2,766 | $2,887 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 01-05 | 710 | $1,939,014 | $2,729 | $2,849 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 06-10 | 1,001 | $2,650,000 | $2,647 | $2,763 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 11-15 | 635 | $1,822,000 | $2,869 | $2,995 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 11-15 | 1,001 | $2,719,000 | $2,716 | $2,835 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 2 | 26-30 | 710 | $2,090,000 | $2,942 | $3,071 | Feb 2026 | New Sale |
| AUREA | 7 | CCR | 3 | 06-10 | 1,001 | $2,674,000 | $2,671 | $2,788 | Jan 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.