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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CAIRNHILL 16 | 9 | CCR | 3 | 11-15 | 1,055 | $3,200,000 | $3,034 | $3,034 | Aug 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2 | 01-05 | 1,292 | $3,545,100 | $2,745 | $2,745 | Aug 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 3 | 11-15 | 1,055 | $3,220,965 | $3,053 | $3,053 | Aug 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2* | 11-15 | 775 | $2,312,442 | $2,984 | $2,984 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2* | 01-05 | 775 | $2,155,500 | $2,781 | $2,781 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2* | 01-05 | 775 | $2,164,900 | $2,793 | $2,793 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2 | 01-05 | 1,292 | $3,748,600 | $2,902 | $2,902 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2* | 11-15 | 775 | $2,368,000 | $3,055 | $3,055 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2* | 11-15 | 775 | $2,305,300 | $2,975 | $2,975 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 3 | 11-15 | 1,055 | $3,220,900 | $3,053 | $3,053 | Jul 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 5* | 11-15 | 1,744 | $4,800,000 | $2,753 | $2,753 | Jun 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 3 | 11-15 | 1,055 | $3,300,000 | $3,128 | $3,128 | Jun 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 2 | 01-05 | 1,292 | $3,575,712 | $2,768 | $2,768 | Jun 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 3 | 01-05 | 1,055 | $3,095,600 | $2,935 | $2,935 | Jun 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 3 | 06-10 | 1,055 | $3,068,772 | $2,909 | $2,909 | Jun 2023 | New Sale |
| CAIRNHILL 16 | 9 | CCR | 5* | 11-15 | 1,744 | $5,606,112 | $3,215 | $3,215 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.