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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CAMELOT BY-THE-WATER | 15 | RCR | 4 | 01-05 | 3,035 | $5,950,000 | $1,960 | $2,416 | Feb 2026 | Resale |
| CAMELOT BY-THE-WATER | 15 | RCR | 4 | 01-05 | 3,294 | $5,000,000 | $1,518 | $1,871 | Jun 2025 | Resale |
| CAMELOT BY-THE-WATER | 15 | RCR | 3 | 01-05 | 2,723 | $4,166,000 | $1,530 | $1,886 | Oct 2024 | Resale |
| CAMELOT BY-THE-WATER | 15 | RCR | 4 | 01-05 | 3,531 | $5,400,000 | $1,530 | $1,886 | Jan 2024 | Resale |
| CAMELOT BY-THE-WATER | 15 | RCR | 4 | 16-20 | 3,035 | $6,710,000 | $2,211 | $2,725 | Oct 2023 | Resale |
| CAMELOT BY-THE-WATER | 15 | RCR | 5* | 01-05 | 2,745 | $5,000,000 | $1,822 | $2,246 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.