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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AVA TOWERS | 12 | RCR | 3 | 01-05 | 1,173 | $1,820,000 | $1,551 | — | Dec 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 16-20 | 1,281 | $1,980,000 | $1,546 | — | Nov 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 16-20 | 1,227 | $1,930,000 | $1,573 | — | Jul 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 16-20 | 1,173 | $1,860,000 | $1,585 | — | May 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 11-15 | 1,281 | $1,960,000 | $1,530 | — | Apr 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 11-15 | 1,281 | $1,950,000 | $1,522 | — | Apr 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 16-20 | 1,281 | $1,920,000 | $1,499 | — | Mar 2025 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 06-10 | 1,281 | $1,788,000 | $1,396 | — | Dec 2024 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 11-15 | 1,173 | $1,915,000 | $1,632 | — | Nov 2024 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 01-05 | 1,281 | $1,820,000 | $1,421 | — | Aug 2024 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 16-20 | 1,281 | $1,930,000 | $1,507 | — | May 2024 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 06-10 | 1,281 | $1,850,000 | $1,444 | — | May 2024 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 11-15 | 1,227 | $1,733,888 | $1,413 | — | Apr 2024 | Resale |
| AVA TOWERS | 12 | RCR | 3 | 01-05 | 1,227 | $1,800,000 | $1,467 | — | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.