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 POINT | 20 | RCR | 2 | 26-30 | 936 | $1,711,888 | $1,828 | $2,237 | Feb 2026 | Resale |
| BISHAN POINT | 20 | RCR | 2 | 26-30 | 936 | $1,680,000 | $1,794 | $2,196 | Feb 2026 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 11-15 | 1,184 | $2,158,888 | $1,823 | $2,231 | Aug 2025 | Resale |
| BISHAN POINT | 20 | RCR | 4 | 31-35 | 2,626 | $3,700,000 | $1,409 | $1,725 | Apr 2025 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 26-30 | 1,184 | $2,188,000 | $1,848 | $2,262 | Mar 2025 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 26-30 | 1,184 | $2,080,000 | $1,757 | $2,151 | Mar 2025 | Resale |
| BISHAN POINT | 20 | RCR | 2 | 21-25 | 936 | $1,580,000 | $1,687 | $2,065 | Dec 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 26-30 | 1,184 | $2,050,000 | $1,731 | $2,119 | Oct 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 21-25 | 1,485 | $2,180,000 | $1,468 | $1,797 | Aug 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 06-10 | 1,184 | $1,738,000 | $1,468 | $1,797 | Jul 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 16-20 | 1,184 | $1,880,000 | $1,588 | $1,944 | Jul 2024 | Resale |
| BISHAN POINT | 20 | RCR | 2 | 11-15 | 936 | $1,430,000 | $1,527 | $1,869 | Jul 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 26-30 | 1,270 | $1,968,000 | $1,549 | $1,896 | Mar 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 06-10 | 1,270 | $1,880,000 | $1,480 | $1,812 | Feb 2024 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 16-20 | 1,485 | $2,100,000 | $1,414 | $1,731 | Dec 2023 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 06-10 | 1,184 | $1,610,000 | $1,360 | $1,665 | Jun 2023 | Resale |
| BISHAN POINT | 20 | RCR | 3 | 11-15 | 1,270 | $1,790,000 | $1,409 | $1,725 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.