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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEACON HEIGHTS | 12 | RCR | 1 | 16-20 | 667 | $1,038,000 | $1,555 | $1,637 | Oct 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 16-20 | 1,109 | $1,740,000 | $1,569 | $1,652 | Sep 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 01-05 | 926 | $1,410,000 | $1,523 | $1,603 | Sep 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 06-10 | 1,076 | $1,700,000 | $1,579 | $1,662 | Sep 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 16-20 | 1,109 | $1,850,000 | $1,669 | $1,757 | Aug 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3* | 11-15 | 1,066 | $1,740,000 | $1,633 | $1,719 | Jul 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 16-20 | 1,109 | $1,675,000 | $1,511 | $1,591 | Jul 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 1 | 01-05 | 667 | $940,000 | $1,409 | $1,483 | Jul 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 11-15 | 893 | $1,396,000 | $1,563 | $1,645 | Apr 2025 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 06-10 | 1,076 | $1,710,000 | $1,589 | $1,673 | Dec 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 11-15 | 893 | $1,350,000 | $1,511 | $1,591 | Nov 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 1 | 11-15 | 667 | $995,000 | $1,491 | $1,569 | Nov 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 06-10 | 1,076 | $1,628,000 | $1,512 | $1,592 | Nov 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 16-20 | 926 | $1,500,000 | $1,620 | $1,705 | Oct 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 01-05 | 926 | $1,380,000 | $1,491 | $1,569 | May 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 21-25 | 893 | $1,488,000 | $1,666 | $1,754 | May 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 01-05 | 1,410 | $1,690,000 | $1,199 | $1,262 | Apr 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 1 | 21-25 | 667 | $915,000 | $1,371 | $1,443 | Apr 2024 | Resale |
| BEACON HEIGHTS | 12 | RCR | 2 | 11-15 | 926 | $1,388,000 | $1,499 | $1,578 | Dec 2023 | Resale |
| BEACON HEIGHTS | 12 | RCR | 3 | 21-25 | 1,109 | $1,720,000 | $1,551 | $1,633 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.