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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 5* | - | 1,669 | $6,000,000 | $3,594 | $3,594 | Mar 2026 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 4* | - | 1,283 | $4,000,000 | $3,118 | $3,118 | Oct 2025 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 5* | - | 2,038 | $5,900,000 | $2,896 | $2,896 | Sep 2025 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 4* | - | 1,492 | $6,633,333 | $4,446 | $4,446 | Mar 2025 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 4* | - | 1,415 | $5,200,000 | $3,674 | $3,674 | Oct 2024 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 5* | - | 1,871 | $6,100,000 | $3,261 | $3,261 | Jun 2024 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 4* | - | 1,415 | $4,950,000 | $3,497 | $3,497 | Jan 2024 | Resale |
| BLAIR PLAIN CONSERVATION AREA | 2 | RCR | 2* | - | 883 | $4,000,000 | $4,532 | $4,532 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.