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 RESIDENCES | 9 | CCR | 3 | 06-10 | 1,173 | $3,080,000 | $2,625 | $2,625 | Jan 2026 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 01-05 | 1,173 | $3,020,000 | $2,574 | $2,574 | Dec 2025 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 2 | 11-15 | 904 | $2,300,000 | $2,544 | $2,544 | Nov 2025 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 16-20 | 1,173 | $3,210,000 | $2,736 | $2,736 | Oct 2025 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 16-20 | 1,173 | $3,180,000 | $2,710 | $2,710 | Aug 2025 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 16-20 | 1,163 | $3,118,000 | $2,682 | $2,682 | Jan 2025 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 06-10 | 1,173 | $3,160,000 | $2,693 | $2,693 | Sep 2024 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 16-20 | 1,163 | $3,100,888 | $2,667 | $2,667 | Aug 2024 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 01-05 | 1,173 | $3,050,000 | $2,600 | $2,600 | Jul 2024 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 16-20 | 1,173 | $3,000,000 | $2,557 | $2,557 | May 2024 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 11-15 | 1,163 | $2,980,000 | $2,563 | $2,563 | Jan 2024 | Resale |
| CAIRNHILL RESIDENCES | 9 | CCR | 3 | 11-15 | 1,173 | $3,120,000 | $2,659 | $2,659 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.