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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CAVENAGH GARDENS | 9 | CCR | 4* | 11-15 | 1,550 | $2,520,000 | $1,626 | $1,626 | Aug 2025 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 11-15 | 1,550 | $2,850,000 | $1,839 | $1,839 | Jun 2025 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,163 | $1,798,888 | $1,547 | $1,547 | May 2025 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,163 | $1,720,000 | $1,480 | $1,480 | Apr 2025 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,163 | $1,655,000 | $1,424 | $1,424 | Nov 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,044 | $1,630,000 | $1,561 | $1,561 | Aug 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,044 | $1,648,000 | $1,578 | $1,578 | Jul 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 01-05 | 1,550 | $2,370,000 | $1,529 | $1,529 | Jul 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 06-10 | 1,550 | $2,470,000 | $1,594 | $1,594 | May 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 06-10 | 1,550 | $2,500,000 | $1,613 | $1,613 | May 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 06-10 | 1,550 | $2,418,000 | $1,560 | $1,560 | May 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,163 | $1,600,000 | $1,376 | $1,376 | Apr 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,184 | $1,675,000 | $1,415 | $1,415 | Apr 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 06-10 | 1,550 | $2,500,000 | $1,613 | $1,613 | Apr 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 06-10 | 1,550 | $2,350,000 | $1,516 | $1,516 | Apr 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 01-05 | 1,550 | $2,400,000 | $1,548 | $1,548 | Mar 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 01-05 | 1,550 | $2,300,000 | $1,484 | $1,484 | Jan 2024 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 3* | 01-05 | 1,163 | $1,850,000 | $1,591 | $1,591 | Nov 2023 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 01-05 | 1,550 | $2,388,000 | $1,541 | $1,541 | Nov 2023 | Resale |
| CAVENAGH GARDENS | 9 | CCR | 4* | 01-05 | 1,550 | $2,300,000 | $1,484 | $1,484 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.