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 LOFT | 8 | RCR | 1 | 06-10 | 355 | $690,000 | $1,943 | $1,943 | Aug 2025 | Resale |
| CITY LOFT | 8 | RCR | 1 | 01-05 | 377 | $668,888 | $1,775 | $1,775 | May 2025 | Resale |
| CITY LOFT | 8 | RCR | 1 | 01-05 | 420 | $720,000 | $1,715 | $1,715 | Apr 2025 | Resale |
| CITY LOFT | 8 | RCR | 1 | 01-05 | 366 | $681,888 | $1,863 | $1,863 | Jul 2024 | Resale |
| CITY LOFT | 8 | RCR | 2 | 06-10 | 732 | $1,050,000 | $1,435 | $1,435 | Nov 2023 | Resale |
| CITY LOFT | 8 | RCR | 1 | 01-05 | 323 | $680,000 | $2,106 | $2,106 | Sep 2023 | Resale |
| CITY LOFT | 8 | RCR | 2 | 06-10 | 743 | $1,068,000 | $1,438 | $1,438 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.