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 NINE | 9 | CCR | 1 | 06-10 | 743 | $1,750,000 | $2,356 | $2,650 | Mar 2026 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 21-25 | 1,033 | $2,650,000 | $2,565 | $2,885 | Mar 2026 | Resale |
| CAIRNHILL NINE | 9 | CCR | 1 | 26-30 | 657 | $1,550,000 | $2,361 | $2,656 | Jan 2026 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 11-15 | 1,033 | $2,580,000 | $2,497 | $2,809 | Dec 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 1 | 16-20 | 743 | $1,696,000 | $2,284 | $2,569 | Sep 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 21-25 | 1,066 | $2,790,000 | $2,618 | $2,945 | Aug 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 1 | 26-30 | 743 | $2,000,000 | $2,693 | $3,029 | Jul 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 21-25 | 1,044 | $2,700,000 | $2,586 | $2,909 | Jul 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 11-15 | 1,033 | $2,530,000 | $2,448 | $2,754 | May 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 11-15 | 1,033 | $2,520,000 | $2,439 | $2,744 | May 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 21-25 | 1,044 | $2,620,000 | $2,509 | $2,822 | Feb 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 1 | 21-25 | 592 | $1,550,000 | $2,618 | $2,945 | Jan 2025 | Resale |
| CAIRNHILL NINE | 9 | CCR | 1 | 21-25 | 732 | $1,890,000 | $2,582 | $2,904 | Sep 2024 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 26-30 | 1,033 | $2,550,000 | $2,468 | $2,776 | May 2024 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 26-30 | 1,055 | $2,650,000 | $2,512 | $2,826 | Feb 2024 | Resale |
| CAIRNHILL NINE | 9 | CCR | 1 | 16-20 | 743 | $1,850,000 | $2,491 | $2,802 | Dec 2023 | Resale |
| CAIRNHILL NINE | 9 | CCR | 2 | 11-15 | 1,066 | $2,560,000 | $2,402 | $2,702 | Aug 2023 | Resale |
| CAIRNHILL NINE | 9 | CCR | 4 | 26-30 | 3,186 | $7,500,000 | $2,354 | $2,648 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.