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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CITY GATE | 7 | RCR | 3 | 16-20 | 904 | $1,880,000 | $2,079 | $2,339 | Mar 2026 | Resale |
| CITY GATE | 7 | RCR | 2 | 06-10 | 560 | $1,188,000 | $2,122 | $2,387 | Mar 2026 | Resale |
| CITY GATE | 7 | RCR | 2 | 11-15 | 710 | $1,510,000 | $2,126 | $2,391 | Feb 2026 | Resale |
| CITY GATE | 7 | RCR | 3 | 16-20 | 915 | $1,930,000 | $2,109 | $2,372 | Feb 2026 | Resale |
| CITY GATE | 7 | RCR | 2 | 21-25 | 570 | $1,138,000 | $1,995 | $2,244 | Feb 2026 | Resale |
| CITY GATE | 7 | RCR | 1 | 26-30 | 484 | $988,888 | $2,042 | $2,297 | Jan 2026 | Resale |
| CITY GATE | 7 | RCR | 3 | 11-15 | 904 | $1,780,000 | $1,969 | $2,215 | Jan 2026 | Resale |
| CITY GATE | 7 | RCR | 1 | 26-30 | 452 | $1,030,000 | $2,278 | $2,562 | Jan 2026 | Resale |
| CITY GATE | 7 | RCR | 2 | 26-30 | 807 | $1,700,000 | $2,106 | $2,369 | Dec 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 21-25 | 700 | $1,538,000 | $2,198 | $2,472 | Dec 2025 | Resale |
| CITY GATE | 7 | RCR | 4 | 26-30 | 1,668 | $3,383,000 | $2,028 | $2,281 | Nov 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 21-25 | 689 | $1,525,000 | $2,214 | $2,490 | Sep 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 11-15 | 689 | $1,470,000 | $2,134 | $2,400 | Sep 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 11-15 | 710 | $1,550,000 | $2,182 | $2,454 | Sep 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 11-15 | 775 | $1,600,000 | $2,065 | $2,323 | Sep 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 11-15 | 700 | $1,550,000 | $2,215 | $2,492 | Sep 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 16-20 | 710 | $1,570,000 | $2,210 | $2,486 | Sep 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 06-10 | 700 | $1,420,000 | $2,030 | $2,283 | Aug 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 16-20 | 775 | $1,600,000 | $2,065 | $2,323 | Aug 2025 | Resale |
| CITY GATE | 7 | RCR | 2 | 11-15 | 700 | $1,485,000 | $2,122 | $2,387 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.