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 LOFT | 20 | RCR | 3 | 26-30 | 1,378 | $2,398,888 | $1,741 | $2,094 | Feb 2026 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 21-25 | 1,378 | $2,425,500 | $1,760 | $2,117 | Dec 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 4 | 31-35 | 1,981 | $2,838,000 | $1,433 | $1,724 | Oct 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 01-05 | 1,173 | $1,900,000 | $1,619 | $1,948 | Oct 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 11-15 | 1,378 | $2,400,000 | $1,742 | $2,096 | Sep 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 06-10 | 1,173 | $1,918,000 | $1,635 | $1,967 | Aug 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 4 | 31-35 | 1,981 | $2,928,000 | $1,478 | $1,778 | Jul 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 21-25 | 1,399 | $2,360,000 | $1,687 | $2,029 | May 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 4 | 26-30 | 1,464 | $2,528,000 | $1,727 | $2,078 | May 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 4 | 21-25 | 1,464 | $2,510,000 | $1,715 | $2,063 | Apr 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 06-10 | 1,173 | $1,850,000 | $1,577 | $1,897 | Apr 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 31-35 | 1,345 | $2,380,088 | $1,769 | $2,128 | Mar 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 26-30 | 1,389 | $2,350,000 | $1,692 | $2,035 | Feb 2025 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 06-10 | 1,378 | $2,160,000 | $1,568 | $1,886 | Dec 2024 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 06-10 | 1,184 | $1,980,000 | $1,672 | $2,011 | Nov 2024 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 06-10 | 1,173 | $1,980,000 | $1,688 | $2,031 | Aug 2024 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 11-15 | 1,378 | $2,200,000 | $1,597 | $1,921 | Jun 2024 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 01-05 | 1,173 | $1,730,000 | $1,475 | $1,774 | Jun 2024 | Resale |
| BISHAN LOFT | 20 | RCR | 4 | 16-20 | 1,464 | $2,358,000 | $1,611 | $1,938 | Jun 2024 | Resale |
| BISHAN LOFT | 20 | RCR | 3 | 11-15 | 1,378 | $2,238,000 | $1,624 | $1,954 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.