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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CITYLIGHTS | 8 | RCR | 1 | 31-35 | 678 | $1,310,000 | $1,932 | $2,272 | Apr 2026 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 21-25 | 893 | $1,915,000 | $2,143 | $2,520 | Apr 2026 | Resale |
| CITYLIGHTS | 8 | RCR | 1 | 26-30 | 570 | $1,108,000 | $1,942 | $2,284 | Mar 2026 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 16-20 | 904 | $1,900,000 | $2,101 | $2,471 | Feb 2026 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 36-40 | 1,356 | $2,738,000 | $2,019 | $2,375 | Jan 2026 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 06-10 | 1,356 | $2,580,000 | $1,902 | $2,237 | Dec 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 16-20 | 926 | $1,868,000 | $2,018 | $2,373 | Dec 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 31-35 | 1,356 | $2,650,000 | $1,954 | $2,298 | Dec 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 1 | 31-35 | 678 | $1,390,000 | $2,050 | $2,411 | Dec 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 26-30 | 893 | $1,900,000 | $2,127 | $2,502 | Nov 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 11-15 | 872 | $1,810,000 | $2,076 | $2,442 | Aug 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 1 | 21-25 | 592 | $1,092,000 | $1,845 | $2,170 | Jul 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 36-40 | 1,421 | $2,780,000 | $1,957 | $2,302 | Jun 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 26-30 | 926 | $1,900,000 | $2,053 | $2,415 | May 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 26-30 | 1,313 | $2,560,000 | $1,949 | $2,292 | Apr 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 2 | 21-25 | 872 | $1,830,000 | $2,099 | $2,469 | Apr 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 1 | 26-30 | 560 | $1,060,000 | $1,894 | $2,228 | Mar 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 11-15 | 1,313 | $2,468,000 | $1,879 | $2,210 | Mar 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 1 | 06-10 | 678 | $1,320,000 | $1,947 | $2,290 | Mar 2025 | Resale |
| CITYLIGHTS | 8 | RCR | 3 | 11-15 | 1,421 | $2,530,000 | $1,781 | $2,095 | Feb 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.