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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CANNINGHILL PIERS | 6 | RCR | 4 | 26-30 | 1,755 | $6,280,000 | $3,579 | — | Nov 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 2 | 16-20 | 829 | $2,480,000 | $2,992 | — | Nov 2025 | Sub Sale |
| CANNINGHILL PIERS | 6 | RCR | 3 | 06-10 | 1,130 | $3,512,000 | $3,107 | — | Nov 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 3 | 21-25 | 1,313 | $4,480,000 | $3,412 | — | Oct 2025 | Sub Sale |
| CANNINGHILL PIERS | 6 | RCR | 5 | 41-45 | 2,788 | $7,604,000 | $2,728 | — | Sep 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 3 | 11-15 | 1,130 | $3,638,000 | $3,219 | — | Sep 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 1 | 31-35 | 409 | $1,230,000 | $3,007 | — | Sep 2025 | Sub Sale |
| CANNINGHILL PIERS | 6 | RCR | 5* | 46-50 | 2,874 | $8,120,000 | $2,825 | — | Aug 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 3 | 06-10 | 1,313 | $4,080,000 | $3,107 | — | Aug 2025 | Sub Sale |
| CANNINGHILL PIERS | 6 | RCR | 5* | 46-50 | 2,874 | $8,000,000 | $2,784 | — | Aug 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 4 | 01-05 | 1,959 | $4,880,000 | $2,491 | — | Aug 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 2 | 16-20 | 883 | $3,080,000 | $3,490 | — | Aug 2025 | Sub Sale |
| CANNINGHILL PIERS | 6 | RCR | 4 | 11-15 | 1,959 | $5,648,000 | $2,883 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 5 | 36-40 | 2,788 | $7,505,000 | $2,692 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 5 | 31-35 | 2,788 | $7,302,000 | $2,619 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 5 | 41-45 | 2,788 | $7,584,000 | $2,720 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 5 | 41-45 | 2,788 | $7,531,000 | $2,701 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 5 | 41-45 | 2,788 | $7,558,000 | $2,711 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 4 | 11-15 | 1,959 | $5,656,000 | $2,887 | — | Jun 2025 | New Sale |
| CANNINGHILL PIERS | 6 | RCR | 1 | 46-50 | 484 | $1,456,000 | $3,006 | — | May 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.