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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BUKIT REGENCY | 21 | RCR | 3 | 06-10 | 1,249 | $2,180,000 | $1,746 | $1,746 | Dec 2025 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,432 | $2,530,000 | $1,767 | $1,767 | Dec 2025 | Resale |
| BUKIT REGENCY | 21 | RCR | 4 | 06-10 | 1,647 | $2,816,000 | $1,710 | $1,710 | Jun 2025 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,399 | $2,250,000 | $1,608 | $1,608 | Mar 2025 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,539 | $2,538,000 | $1,649 | $1,649 | Feb 2025 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,528 | $2,480,000 | $1,623 | $1,623 | Dec 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 4 | 01-05 | 1,647 | $2,568,000 | $1,559 | $1,559 | Dec 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,528 | $2,410,000 | $1,577 | $1,577 | Sep 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,356 | $2,050,000 | $1,512 | $1,512 | May 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 2 | 01-05 | 936 | $1,468,888 | $1,569 | $1,569 | Apr 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,399 | $2,290,000 | $1,637 | $1,637 | Apr 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 06-10 | 1,528 | $2,520,000 | $1,649 | $1,649 | Mar 2024 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 01-05 | 1,356 | $1,888,000 | $1,392 | $1,392 | Oct 2023 | Resale |
| BUKIT REGENCY | 21 | RCR | 3 | 06-10 | 1,399 | $2,335,000 | $1,669 | $1,669 | Sep 2023 | Resale |
| BUKIT REGENCY | 21 | RCR | 2 | 01-05 | 947 | $1,570,000 | $1,657 | $1,657 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.