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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,849 | $8,080,000 | $2,099 | $2,099 | Mar 2026 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,974 | $9,700,000 | $2,441 | $2,441 | Nov 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 4,101 | $12,680,000 | $3,092 | $3,092 | Oct 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 6,078 | $14,250,000 | $2,344 | $2,344 | Sep 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,374 | $8,180,000 | $2,424 | $2,424 | Sep 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,774 | $10,250,000 | $2,716 | $2,716 | Aug 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,590 | $7,300,000 | $2,034 | $2,034 | Jun 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,956 | $9,000,000 | $2,275 | $2,275 | Apr 2025 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,849 | $8,000,000 | $2,078 | $2,078 | Apr 2024 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,644 | $9,000,000 | $2,470 | $2,470 | Apr 2024 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 4,141 | $8,680,000 | $2,096 | $2,096 | Nov 2023 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,956 | $13,054,800 | $3,300 | $3,300 | Aug 2023 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 4,644 | $10,000,000 | $2,154 | $2,154 | Aug 2023 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,589 | $8,000,000 | $2,229 | $2,229 | Jul 2023 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,359 | $8,800,000 | $2,620 | $2,620 | Jul 2023 | Resale |
| BAN GUAN PARK | 10 | CCR | 5* | - | 3,589 | $7,600,000 | $2,118 | $2,118 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.