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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CAPE ROYALE | 4 | CCR | 4 | 01-05 | 2,508 | $5,574,000 | $2,222 | $2,560 | Nov 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 16-20 | 2,508 | $6,061,000 | $2,417 | $2,784 | Oct 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 3 | 11-15 | 1,905 | $4,217,000 | $2,213 | $2,549 | Oct 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 06-10 | 2,508 | $5,472,000 | $2,182 | $2,514 | Jul 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 01-05 | 2,508 | $5,339,000 | $2,129 | $2,452 | Jul 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 3 | 11-15 | 1,905 | $4,396,000 | $2,307 | $2,657 | Jul 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 01-05 | 2,530 | $5,540,000 | $2,190 | $2,523 | May 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 16-20 | 2,508 | $5,656,000 | $2,255 | $2,598 | Apr 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 06-10 | 2,508 | $5,649,700 | $2,253 | $2,595 | Apr 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 06-10 | 2,508 | $5,867,260 | $2,339 | $2,694 | Mar 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 5* | 16-20 | 4,768 | $10,437,000 | $2,189 | $2,522 | Feb 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 06-10 | 2,508 | $5,924,000 | $2,362 | $2,721 | Feb 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 06-10 | 2,508 | $5,707,000 | $2,276 | $2,622 | Jan 2025 | Resale |
| CAPE ROYALE | 4 | CCR | 5* | 16-20 | 3,111 | $9,548,000 | $3,069 | $3,535 | Oct 2024 | Resale |
| CAPE ROYALE | 4 | CCR | 3 | 06-10 | 1,722 | $3,639,540 | $2,113 | $2,434 | Oct 2024 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 01-05 | 2,508 | $5,417,000 | $2,160 | $2,488 | Aug 2024 | Resale |
| CAPE ROYALE | 4 | CCR | 4 | 06-10 | 2,508 | $5,460,000 | $2,177 | $2,508 | Jul 2024 | Resale |
| CAPE ROYALE | 4 | CCR | 3 | 11-15 | 1,905 | $4,257,000 | $2,234 | $2,573 | May 2024 | Resale |
| CAPE ROYALE | 4 | CCR | 3 | 11-15 | 1,905 | $4,230,000 | $2,220 | $2,557 | Apr 2024 | Resale |
| CAPE ROYALE | 4 | CCR | 3 | 01-05 | 1,722 | $3,550,000 | $2,061 | $2,374 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.