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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BISHAN 8 | 20 | RCR | 3* | 01-05 | 1,163 | $2,300,000 | $1,978 | $2,438 | Dec 2025 | Resale |
| BISHAN 8 | 20 | RCR | 4* | 01-05 | 1,528 | $2,288,888 | $1,497 | $1,845 | Sep 2025 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $2,218,000 | $1,908 | $2,352 | Aug 2025 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $2,080,000 | $1,789 | $2,205 | Apr 2025 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $2,130,000 | $1,832 | $2,258 | Mar 2025 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $1,970,000 | $1,695 | $2,089 | Dec 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $1,980,000 | $1,703 | $2,099 | Dec 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $2,082,000 | $1,791 | $2,208 | Dec 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $2,030,000 | $1,746 | $2,152 | Dec 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 980 | $1,650,000 | $1,685 | $2,077 | Nov 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 01-05 | 1,163 | $1,870,000 | $1,609 | $1,983 | Oct 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 980 | $1,608,000 | $1,642 | $2,024 | Oct 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,184 | $1,750,000 | $1,478 | $1,822 | Oct 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $1,950,000 | $1,677 | $2,067 | Sep 2024 | Resale |
| BISHAN 8 | 20 | RCR | 4* | 01-05 | 1,572 | $2,222,000 | $1,414 | $1,743 | Sep 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 01-05 | 1,163 | $1,870,000 | $1,609 | $1,983 | Aug 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $1,890,000 | $1,626 | $2,004 | Apr 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 01-05 | 1,163 | $1,853,000 | $1,594 | $1,965 | Apr 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 1,163 | $2,000,000 | $1,720 | $2,120 | Apr 2024 | Resale |
| BISHAN 8 | 20 | RCR | 3* | 06-10 | 980 | $1,650,000 | $1,685 | $2,077 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.