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 |
|---|---|---|---|---|---|---|---|---|---|---|
| BUTTERWORTH 8 | 15 | RCR | 3 | 06-10 | 1,313 | $2,680,000 | $2,041 | $2,041 | Mar 2026 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 01-05 | 1,313 | $2,588,000 | $1,971 | $1,971 | Dec 2025 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 16-20 | 1,313 | $2,600,000 | $1,980 | $1,980 | Dec 2024 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 2 | 06-10 | 1,023 | $1,950,000 | $1,907 | $1,907 | Dec 2024 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 06-10 | 1,345 | $2,742,899 | $2,039 | $2,039 | May 2024 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 2 | 06-10 | 1,023 | $2,050,000 | $2,005 | $2,005 | Mar 2024 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 11-15 | 1,345 | $2,670,000 | $1,984 | $1,984 | Feb 2024 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 01-05 | 1,496 | $2,500,000 | $1,671 | $1,671 | Feb 2024 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 16-20 | 1,313 | $2,600,000 | $1,980 | $1,980 | Dec 2023 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 01-05 | 1,313 | $2,450,000 | $1,866 | $1,866 | Aug 2023 | Resale |
| BUTTERWORTH 8 | 15 | RCR | 3 | 01-05 | 1,464 | $2,630,000 | $1,797 | $1,797 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.