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 CREST | 9 | CCR | 4 | 06-10 | 1,970 | $4,760,000 | $2,416 | $2,416 | Mar 2026 | Resale |
| CAIRNHILL CREST | 9 | CCR | 2 | 06-10 | 1,206 | $2,780,000 | $2,306 | $2,306 | Jan 2026 | Resale |
| CAIRNHILL CREST | 9 | CCR | 4 | 06-10 | 2,013 | $4,500,000 | $2,236 | $2,236 | Oct 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 5* | 16-20 | 2,508 | $5,938,000 | $2,368 | $2,368 | Sep 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 5* | 11-15 | 1,981 | $4,700,000 | $2,373 | $2,373 | May 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 1 | 01-05 | 1,130 | $2,150,000 | $1,902 | $1,902 | Mar 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 5* | 16-20 | 2,508 | $5,500,000 | $2,193 | $2,193 | Mar 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 1 | 06-10 | 818 | $1,800,000 | $2,200 | $2,200 | Mar 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 3 | 06-10 | 1,733 | $4,120,000 | $2,377 | $2,377 | Jan 2025 | Resale |
| CAIRNHILL CREST | 9 | CCR | 1 | 01-05 | 818 | $1,668,000 | $2,039 | $2,039 | Dec 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 1 | 01-05 | 818 | $1,654,000 | $2,022 | $2,022 | Dec 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 3 | 06-10 | 1,733 | $3,880,000 | $2,239 | $2,239 | Oct 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 3 | 16-20 | 1,733 | $3,878,000 | $2,238 | $2,238 | Aug 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 1 | 06-10 | 818 | $1,700,000 | $2,078 | $2,078 | Jun 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 3 | 11-15 | 1,733 | $3,930,000 | $2,268 | $2,268 | May 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 3 | 01-05 | 1,733 | $3,958,000 | $2,284 | $2,284 | Mar 2024 | Resale |
| CAIRNHILL CREST | 9 | CCR | 3 | 06-10 | 1,733 | $3,910,000 | $2,256 | $2,256 | Sep 2023 | Resale |
| CAIRNHILL CREST | 9 | CCR | 4 | 01-05 | 2,013 | $4,325,000 | $2,149 | $2,149 | Aug 2023 | Resale |
| CAIRNHILL CREST | 9 | CCR | 2 | 01-05 | 1,938 | $2,950,000 | $1,523 | $1,523 | Jul 2023 | Resale |
| CAIRNHILL CREST | 9 | CCR | 4 | 16-20 | 1,970 | $5,000,000 | $2,538 | $2,538 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.