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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 786 | $1,965,000 | $2,501 | $2,501 | Apr 2026 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 786 | $1,949,280 | $2,481 | $2,481 | Feb 2026 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,076 | $2,797,600 | $2,599 | $2,599 | Feb 2026 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,206 | $2,954,700 | $2,451 | $2,451 | Feb 2026 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 872 | $2,300,000 | $2,638 | $2,638 | Feb 2026 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 872 | $2,223,600 | $2,550 | $2,550 | Jan 2026 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,206 | $3,075,300 | $2,551 | $2,551 | Aug 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 872 | $2,220,000 | $2,546 | $2,546 | Aug 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 915 | $2,280,000 | $2,492 | $2,492 | Jul 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 1 | 01-05 | 614 | $1,473,600 | $2,402 | $2,402 | Jul 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,076 | $2,539,360 | $2,359 | $2,359 | May 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,313 | $3,085,000 | $2,349 | $2,349 | Apr 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 786 | $1,847,100 | $2,351 | $2,351 | Apr 2025 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,206 | $2,773,800 | $2,301 | $2,301 | Dec 2024 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 915 | $2,104,500 | $2,300 | $2,300 | Dec 2024 | New Sale |
| CLAYDENCE | 15 | RCR | 3 | 01-05 | 1,076 | $2,474,800 | $2,299 | $2,299 | Nov 2024 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 915 | $2,104,500 | $2,300 | $2,300 | Sep 2024 | New Sale |
| CLAYDENCE | 15 | RCR | 2 | 01-05 | 786 | $1,768,500 | $2,251 | $2,251 | Mar 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.