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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CELESTIA | 15 | RCR | 4 | 01-05 | 1,367 | $2,200,000 | $1,609 | $1,609 | Feb 2026 | Resale |
| CELESTIA | 15 | RCR | 2 | 01-05 | 872 | $1,418,000 | $1,626 | $1,626 | Oct 2025 | Resale |
| CELESTIA | 15 | RCR | 2 | 01-05 | 1,033 | $1,690,000 | $1,635 | $1,635 | Oct 2025 | Resale |
| CELESTIA | 15 | RCR | 3 | 01-05 | 1,044 | $1,720,000 | $1,647 | $1,647 | Aug 2025 | Resale |
| CELESTIA | 15 | RCR | 2 | 01-05 | 1,389 | $1,920,000 | $1,383 | $1,383 | Oct 2024 | Resale |
| CELESTIA | 15 | RCR | 2 | 01-05 | 850 | $1,430,000 | $1,682 | $1,682 | Apr 2024 | Resale |
| CELESTIA | 15 | RCR | 2 | 01-05 | 1,033 | $1,700,000 | $1,645 | $1,645 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.