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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BELMOND GREEN | 10 | CCR | 3 | 06-10 | 1,270 | $3,500,000 | $2,756 | $2,756 | Apr 2026 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 01-05 | 1,281 | $3,350,000 | $2,615 | $2,615 | Dec 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 2 | 06-10 | 1,055 | $2,880,000 | $2,730 | $2,730 | Dec 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 06-10 | 1,335 | $3,750,000 | $2,810 | $2,810 | Dec 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 11-15 | 1,270 | $3,438,000 | $2,707 | $2,707 | Oct 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 2 | 01-05 | 1,066 | $2,650,000 | $2,487 | $2,487 | Sep 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 2 | 06-10 | 980 | $2,450,000 | $2,501 | $2,501 | Apr 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 06-10 | 1,281 | $3,450,000 | $2,693 | $2,693 | Apr 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 06-10 | 1,313 | $3,650,000 | $2,779 | $2,779 | Mar 2025 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 11-15 | 1,313 | $3,600,000 | $2,741 | $2,741 | Dec 2024 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 01-05 | 1,335 | $3,400,000 | $2,547 | $2,547 | Oct 2024 | Resale |
| BELMOND GREEN | 10 | CCR | 4 | 11-15 | 1,550 | $3,950,000 | $2,548 | $2,548 | May 2024 | Resale |
| BELMOND GREEN | 10 | CCR | 2 | 06-10 | 969 | $2,638,000 | $2,723 | $2,723 | May 2024 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 01-05 | 1,270 | $3,370,000 | $2,653 | $2,653 | Feb 2024 | Resale |
| BELMOND GREEN | 10 | CCR | 3 | 01-05 | 1,313 | $3,300,000 | $2,513 | $2,513 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.