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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CENTENNIA SUITES | 9 | CCR | 3 | 06-10 | 1,819 | $5,100,000 | $2,804 | $2,804 | Jan 2026 | Resale |
| CENTENNIA SUITES | 9 | CCR | 3 | 16-20 | 1,819 | $5,208,800 | $2,863 | $2,863 | Dec 2025 | Resale |
| CENTENNIA SUITES | 9 | CCR | 3 | 11-15 | 1,819 | $5,200,000 | $2,859 | $2,859 | Oct 2025 | Resale |
| CENTENNIA SUITES | 9 | CCR | 3 | 26-30 | 1,798 | $5,150,000 | $2,865 | $2,865 | May 2025 | Resale |
| CENTENNIA SUITES | 9 | CCR | 2 | 21-25 | 1,238 | $3,265,000 | $2,638 | $2,638 | May 2025 | Resale |
| CENTENNIA SUITES | 9 | CCR | 2 | 06-10 | 1,238 | $3,308,888 | $2,673 | $2,673 | Apr 2025 | Resale |
| CENTENNIA SUITES | 9 | CCR | 3 | 11-15 | 1,755 | $5,150,000 | $2,935 | $2,935 | Mar 2025 | Resale |
| CENTENNIA SUITES | 9 | CCR | 3 | 21-25 | 1,787 | $5,085,000 | $2,846 | $2,846 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.