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 |
|---|---|---|---|---|---|---|---|---|---|---|
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 01-05 | 657 | $1,362,888 | $2,076 | $2,305 | Jun 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 3* | 01-05 | 1,001 | $2,170,000 | $2,168 | $2,407 | May 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 4 | 51-55 | 1,496 | $3,660,000 | $2,446 | $2,716 | May 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 1 | 01-05 | 474 | $980,000 | $2,069 | $2,297 | May 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 36-40 | 689 | $1,640,000 | $2,381 | $2,644 | May 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 3 | 21-25 | 1,109 | $2,700,000 | $2,435 | $2,704 | May 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 01-05 | 657 | $1,360,000 | $2,071 | $2,300 | Apr 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 1 | 31-35 | 527 | $1,220,000 | $2,313 | $2,568 | Apr 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 06-10 | 689 | $1,438,000 | $2,087 | $2,317 | Apr 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 3 | 56-60 | 1,302 | $3,010,000 | $2,311 | $2,566 | Apr 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 26-30 | 657 | $1,482,888 | $2,258 | $2,507 | Apr 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 4 | 41-45 | 1,496 | $3,500,000 | $2,339 | $2,597 | Mar 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 3 | 41-45 | 1,109 | $2,830,000 | $2,553 | $2,835 | Mar 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 26-30 | 689 | $1,650,000 | $2,395 | $2,659 | Mar 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 1 | 21-25 | 527 | $980,000 | $1,858 | $2,063 | Mar 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 3 | 16-20 | 1,109 | $2,600,000 | $2,345 | $2,604 | Mar 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 01-05 | 721 | $1,560,000 | $2,163 | $2,402 | Mar 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 06-10 | 657 | $1,390,000 | $2,117 | $2,351 | Jan 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 01-05 | 807 | $1,642,000 | $2,034 | $2,258 | Jan 2026 | Resale |
| AVENUE SOUTH RESIDENCE | 3 | RCR | 2 | 21-25 | 732 | $1,695,888 | $2,317 | $2,573 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.