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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BARTLEY RIDGE | 13 | RCR | 2 | 11-15 | 764 | $1,575,000 | $2,061 | $2,335 | Apr 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 01-05 | 1,033 | $2,016,000 | $1,951 | $2,211 | Mar 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 06-10 | 732 | $1,480,000 | $2,022 | $2,291 | Mar 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 11-15 | 721 | $1,455,000 | $2,018 | $2,287 | Mar 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 1 | 11-15 | 495 | $883,888 | $1,785 | $2,023 | Mar 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 11-15 | 850 | $1,770,000 | $2,082 | $2,359 | Feb 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 11-15 | 969 | $2,150,000 | $2,219 | $2,514 | Feb 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 06-10 | 721 | $1,460,000 | $2,024 | $2,293 | Feb 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 01-05 | 743 | $1,520,000 | $2,047 | $2,319 | Feb 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 11-15 | 732 | $1,475,000 | $2,015 | $2,283 | Jan 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 01-05 | 1,033 | $2,088,888 | $2,022 | $2,291 | Jan 2026 | Resale |
| BARTLEY RIDGE | 13 | RCR | 1 | 01-05 | 463 | $835,000 | $1,804 | $2,044 | Dec 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 1 | 16-20 | 441 | $845,000 | $1,915 | $2,170 | Dec 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 16-20 | 969 | $2,165,000 | $2,235 | $2,532 | Nov 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 11-15 | 1,033 | $2,230,000 | $2,158 | $2,445 | Nov 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 11-15 | 969 | $2,038,000 | $2,104 | $2,384 | Nov 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 3 | 01-05 | 1,044 | $2,130,000 | $2,040 | $2,311 | Nov 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 2 | 06-10 | 743 | $1,475,000 | $1,986 | $2,250 | Nov 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 1 | 16-20 | 495 | $900,000 | $1,818 | $2,060 | Oct 2025 | Resale |
| BARTLEY RIDGE | 13 | RCR | 4 | 11-15 | 1,302 | $2,780,000 | $2,134 | $2,418 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.