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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BOTANIKA | 10 | CCR | 3* | 01-05 | 1,098 | $2,600,000 | $2,368 | $2,368 | Feb 2025 | Resale |
| BOTANIKA | 10 | CCR | 5* | 01-05 | 2,605 | $6,200,000 | $2,380 | $2,380 | Sep 2024 | Resale |
| BOTANIKA | 10 | CCR | 3 | 01-05 | 2,260 | $4,850,000 | $2,146 | $2,146 | Dec 2023 | Resale |
| BOTANIKA | 10 | CCR | 5* | 01-05 | 2,906 | $7,600,000 | $2,615 | $2,615 | Nov 2023 | Resale |
| BOTANIKA | 10 | CCR | 4 | 01-05 | 1,679 | $3,840,000 | $2,287 | $2,287 | Oct 2023 | Resale |
| BOTANIKA | 10 | CCR | 5* | 01-05 | 2,497 | $5,200,000 | $2,082 | $2,082 | Sep 2023 | Resale |
| BOTANIKA | 10 | CCR | 3* | 01-05 | 1,098 | $2,700,000 | $2,459 | $2,459 | Sep 2023 | Resale |
| BOTANIKA | 10 | CCR | 5* | 01-05 | 2,099 | $5,320,000 | $2,535 | $2,535 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.