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