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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| CAIRNHILL PLAZA | 9 | CCR | 5* | 01-05 | 2,293 | $4,250,000 | $1,854 | — | Oct 2025 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 26-30 | 2,293 | $4,950,000 | $2,159 | — | Aug 2025 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 16-20 | 2,852 | $5,500,000 | $1,928 | — | Apr 2025 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 31-35 | 2,820 | $5,000,000 | $1,773 | — | Sep 2024 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 31-35 | 2,820 | $5,050,000 | $1,791 | — | Mar 2024 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 16-20 | 2,820 | $5,000,000 | $1,773 | — | Mar 2024 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 16-20 | 3,305 | $7,500,000 | $2,270 | — | Mar 2024 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 11-15 | 2,852 | $5,400,000 | $1,893 | — | Feb 2024 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 06-10 | 2,293 | $4,300,000 | $1,876 | — | Aug 2023 | Resale |
| CAIRNHILL PLAZA | 9 | CCR | 5* | 26-30 | 2,293 | $4,500,000 | $1,963 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.