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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CAPITOL PARK | 11 | CCR | 5* | - | 4,498 | $11,500,000 | $2,557 | $2,557 | Apr 2026 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,509 | $9,350,000 | $2,665 | $2,665 | Apr 2026 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 1,827 | $5,710,000 | $3,126 | $3,126 | Apr 2026 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 2,762 | $8,383,000 | $3,035 | $3,035 | Feb 2026 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,186 | $9,050,000 | $2,840 | $2,840 | Jan 2026 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 4,407 | $10,000,000 | $2,269 | $2,269 | Sep 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 13,906 | $55,000,000 | $3,955 | $3,955 | Aug 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,764 | $8,780,000 | $2,333 | $2,333 | Jul 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 2,733 | $7,080,000 | $2,591 | $2,591 | Jun 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,753 | $8,300,000 | $2,211 | $2,211 | May 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,696 | $9,500,000 | $2,570 | $2,570 | Apr 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,719 | $8,600,000 | $2,312 | $2,312 | Mar 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 4,866 | $8,800,000 | $1,808 | $1,808 | Mar 2025 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 4,108 | $9,850,000 | $2,398 | $2,398 | Nov 2024 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,263 | $9,500,000 | $2,912 | $2,912 | Jul 2024 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 3,788 | $8,100,000 | $2,138 | $2,138 | Mar 2024 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 11,064 | $26,700,000 | $2,413 | $2,413 | Nov 2023 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 11,022 | $18,500,000 | $1,678 | $1,678 | Oct 2023 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 4,195 | $10,900,000 | $2,599 | $2,599 | Oct 2023 | Resale |
| CAPITOL PARK | 11 | CCR | 5* | - | 4,269 | $8,800,000 | $2,061 | $2,061 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.