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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BOTANIC GARDENS VIEW | 10 | CCR | 5* | 01-05 | 1,755 | $4,200,000 | $2,394 | $2,394 | Feb 2026 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 06-10 | 1,410 | $3,700,000 | $2,624 | $2,624 | Nov 2025 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 01-05 | 1,259 | $3,300,000 | $2,620 | $2,620 | Oct 2025 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 06-10 | 1,259 | $3,140,000 | $2,493 | $2,493 | Apr 2025 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 01-05 | 1,259 | $2,848,800 | $2,262 | $2,262 | Mar 2025 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 06-10 | 1,259 | $2,800,000 | $2,223 | $2,223 | Feb 2025 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 5* | 01-05 | 1,755 | $3,650,000 | $2,080 | $2,080 | Jan 2025 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 5* | 06-10 | 1,755 | $4,170,000 | $2,377 | $2,377 | Dec 2024 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 06-10 | 1,259 | $3,000,000 | $2,382 | $2,382 | Dec 2024 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 06-10 | 1,259 | $3,150,000 | $2,501 | $2,501 | Dec 2024 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 5* | 06-10 | 1,755 | $4,128,000 | $2,353 | $2,353 | Sep 2024 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 5* | 01-05 | 1,755 | $3,830,000 | $2,183 | $2,183 | Apr 2024 | Resale |
| BOTANIC GARDENS VIEW | 10 | CCR | 4* | 01-05 | 1,410 | $3,550,000 | $2,518 | $2,518 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.