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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CASSIA VIEW | 14 | RCR | 3* | 11-15 | 1,206 | $1,950,000 | $1,618 | $1,618 | Aug 2025 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 06-10 | 1,206 | $1,777,000 | $1,474 | $1,474 | Oct 2024 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 06-10 | 1,206 | $1,786,000 | $1,481 | $1,481 | Oct 2024 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 06-10 | 1,152 | $1,760,000 | $1,528 | $1,528 | Oct 2024 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 11-15 | 1,206 | $1,735,000 | $1,439 | $1,439 | Aug 2024 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 11-15 | 1,152 | $1,670,000 | $1,450 | $1,450 | Aug 2024 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 01-05 | 1,152 | $1,600,000 | $1,389 | $1,389 | Nov 2023 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 01-05 | 969 | $1,300,000 | $1,342 | $1,342 | Nov 2023 | Resale |
| CASSIA VIEW | 14 | RCR | 3* | 11-15 | 1,206 | $1,661,888 | $1,379 | $1,379 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.