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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 06-10 | 1,755 | $4,125,000 | $2,351 | — | Aug 2025 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 06-10 | 1,755 | $4,100,000 | $2,337 | — | Jan 2025 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 01-05 | 1,755 | $3,700,000 | $2,109 | — | Jan 2025 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 01-05 | 1,755 | $3,400,000 | $1,938 | — | Nov 2024 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 01-05 | 1,755 | $3,905,000 | $2,226 | — | Aug 2024 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 01-05 | 1,755 | $3,740,000 | $2,132 | — | Jul 2024 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 01-05 | 1,755 | $3,650,000 | $2,080 | — | Apr 2024 | Resale |
| BOTANIC GARDENS MANSION | 10 | CCR | 5* | 06-10 | 1,755 | $3,903,800 | $2,225 | — | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.