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 SQUARE RESIDENCES | 8 | RCR | 2 | 06-10 | 840 | $1,838,000 | $2,189 | $2,189 | Apr 2026 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 06-10 | 840 | $1,838,000 | $2,189 | $2,189 | Dec 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 16-20 | 872 | $1,908,000 | $2,188 | $2,188 | Nov 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 3 | 01-05 | 1,216 | $1,945,000 | $1,599 | $1,599 | Nov 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 01-05 | 840 | $1,678,000 | $1,999 | $1,999 | Nov 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 1 | 01-05 | 570 | $1,142,000 | $2,002 | $2,002 | Nov 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 3 | 06-10 | 1,195 | $2,230,000 | $1,866 | $1,866 | Sep 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 16-20 | 840 | $1,730,000 | $2,061 | $2,061 | Sep 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 3 | 01-05 | 1,216 | $1,905,000 | $1,566 | $1,566 | Aug 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 26-30 | 872 | $1,930,000 | $2,214 | $2,214 | Aug 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 06-10 | 840 | $1,740,000 | $2,072 | $2,072 | Aug 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 3 | 01-05 | 1,216 | $2,475,000 | $2,035 | $2,035 | Jul 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 1 | 21-25 | 570 | $1,185,000 | $2,077 | $2,077 | Jun 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 16-20 | 861 | $1,820,000 | $2,114 | $2,114 | Jun 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 4 | 26-30 | 1,496 | $3,408,000 | $2,278 | $2,278 | Mar 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 3 | 21-25 | 1,216 | $2,640,000 | $2,170 | $2,170 | Feb 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 3 | 11-15 | 1,216 | $2,575,000 | $2,117 | $2,117 | Feb 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 1 | 16-20 | 570 | $1,180,000 | $2,068 | $2,068 | Feb 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 4 | 11-15 | 1,496 | $3,225,000 | $2,155 | $2,155 | Jan 2025 | Resale |
| CITY SQUARE RESIDENCES | 8 | RCR | 2 | 11-15 | 872 | $1,850,000 | $2,122 | $2,122 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.