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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 16-20 | 1,873 | $2,200,000 | $1,175 | $1,633 | Oct 2025 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 11-15 | 1,873 | $2,280,000 | $1,217 | $1,691 | Apr 2025 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 5* | 26-30 | 1,970 | $2,338,000 | $1,187 | $1,650 | Apr 2025 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 06-10 | 1,873 | $2,100,000 | $1,121 | $1,558 | Apr 2025 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 16-20 | 1,873 | $2,100,000 | $1,121 | $1,558 | Feb 2025 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 11-15 | 1,873 | $2,120,000 | $1,132 | $1,573 | Nov 2024 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 11-15 | 1,873 | $2,075,000 | $1,108 | $1,540 | Oct 2024 | Resale |
| BEAUTY WORLD CENTRE | 21 | RCR | 3 | 06-10 | 1,873 | $1,990,000 | $1,063 | $1,477 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.