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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASA PASIR RIS | 17 | OCR | 1 | 01-05 | 1,130 | $1,280,000 | $1,133 | $1,193 | Mar 2025 | Resale |
| CASA PASIR RIS | 17 | OCR | 3 | 01-05 | 1,389 | $1,655,000 | $1,192 | $1,255 | Feb 2025 | Resale |
| CASA PASIR RIS | 17 | OCR | 3 | 01-05 | 1,216 | $1,420,000 | $1,167 | $1,228 | Aug 2024 | Resale |
| CASA PASIR RIS | 17 | OCR | 3 | 01-05 | 1,119 | $1,230,000 | $1,099 | $1,157 | Dec 2023 | Resale |
| CASA PASIR RIS | 17 | OCR | 4* | 01-05 | 1,367 | $1,440,000 | $1,053 | $1,108 | Nov 2023 | Resale |
| CASA PASIR RIS | 17 | OCR | 1 | 01-05 | 570 | $715,000 | $1,253 | $1,319 | Nov 2023 | Resale |
| CASA PASIR RIS | 17 | OCR | 3 | 01-05 | 1,206 | $1,288,800 | $1,069 | $1,125 | Aug 2023 | Resale |
| CASA PASIR RIS | 17 | OCR | 3 | 01-05 | 1,389 | $1,408,000 | $1,014 | $1,067 | Jul 2023 | Resale |
| CASA PASIR RIS | 17 | OCR | 3 | 01-05 | 1,098 | $1,168,000 | $1,064 | $1,120 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.