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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CITYLIFE@TAMPINES | 18 | OCR | 4* | 06-10 | 1,378 | $2,358,000 | $1,711 | $1,939 | Apr 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 06-10 | 1,163 | $1,990,000 | $1,712 | $1,940 | Apr 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 06-10 | 1,195 | $1,980,000 | $1,657 | $1,878 | Mar 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 06-10 | 1,098 | $1,830,000 | $1,667 | $1,889 | Mar 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 11-15 | 1,098 | $1,905,000 | $1,735 | $1,966 | Mar 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 5* | 11-15 | 3,897 | $3,380,000 | $867 | $982 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 4* | 01-05 | 1,378 | $2,220,000 | $1,611 | $1,825 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 4* | 06-10 | 1,432 | $2,430,000 | $1,697 | $1,923 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 4* | 01-05 | 1,442 | $2,048,000 | $1,420 | $1,609 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 01-05 | 1,184 | $2,000,000 | $1,689 | $1,914 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 01-05 | 1,216 | $1,970,000 | $1,620 | $1,836 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 06-10 | 1,109 | $1,900,000 | $1,714 | $1,942 | Feb 2026 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 5* | 01-05 | 1,668 | $2,390,000 | $1,433 | $1,624 | Dec 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 11-15 | 1,130 | $2,000,000 | $1,770 | $2,006 | Dec 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 4* | 01-05 | 1,378 | $2,185,000 | $1,586 | $1,797 | Dec 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 11-15 | 1,109 | $1,920,000 | $1,732 | $1,962 | Nov 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 4* | 06-10 | 1,378 | $2,338,888 | $1,698 | $1,924 | Nov 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 06-10 | 1,216 | $2,000,000 | $1,644 | $1,863 | Nov 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 5* | 11-15 | 3,778 | $3,580,000 | $948 | $1,074 | Oct 2025 | Resale |
| CITYLIFE@TAMPINES | 18 | OCR | 3* | 06-10 | 1,098 | $1,780,000 | $1,621 | $1,837 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.