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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASA FORTUNA | 12 | RCR | 2 | 06-10 | 1,044 | $1,623,000 | $1,554 | — | Mar 2026 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 06-10 | 926 | $1,500,000 | $1,620 | — | Feb 2026 | Resale |
| CASA FORTUNA | 12 | RCR | 1 | 01-05 | 710 | $975,000 | $1,372 | — | Feb 2026 | Resale |
| CASA FORTUNA | 12 | RCR | 1 | 06-10 | 506 | $832,500 | $1,646 | — | Nov 2025 | Resale |
| CASA FORTUNA | 12 | RCR | 1 | 16-20 | 506 | $835,000 | $1,651 | — | Aug 2025 | Resale |
| CASA FORTUNA | 12 | RCR | 1 | 06-10 | 710 | $978,888 | $1,378 | — | Jul 2025 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 01-05 | 1,044 | $1,608,000 | $1,540 | — | Apr 2025 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 06-10 | 926 | $1,450,000 | $1,566 | — | Apr 2025 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 11-15 | 1,076 | $1,680,000 | $1,561 | — | Feb 2025 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 01-05 | 1,044 | $1,600,000 | $1,532 | — | Dec 2024 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 06-10 | 1,044 | $1,610,000 | $1,542 | — | Nov 2024 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 16-20 | 1,044 | $1,650,000 | $1,580 | — | Jun 2024 | Resale |
| CASA FORTUNA | 12 | RCR | 5* | 11-15 | 1,615 | $1,660,000 | $1,028 | — | Apr 2024 | Resale |
| CASA FORTUNA | 12 | RCR | 2 | 06-10 | 1,076 | $1,590,000 | $1,477 | — | Nov 2023 | Resale |
| CASA FORTUNA | 12 | RCR | 1 | 11-15 | 506 | $790,000 | $1,562 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.