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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CLUNY PARK RESIDENCE | 10 | CCR | 4 | 01-05 | 1,507 | $4,300,000 | $2,853 | $2,853 | Apr 2026 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 3* | 01-05 | 1,195 | $2,700,000 | $2,260 | $2,260 | Feb 2026 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 3 | 01-05 | 1,216 | $2,750,000 | $2,261 | $2,261 | Jan 2026 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 2 | 01-05 | 840 | $2,680,000 | $3,192 | $3,192 | Aug 2025 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 2 | 01-05 | 840 | $2,688,000 | $3,202 | $3,202 | Feb 2025 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 4 | 01-05 | 2,842 | $8,240,000 | $2,900 | $2,900 | Feb 2025 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 4 | 01-05 | 1,593 | $4,680,000 | $2,938 | $2,938 | Nov 2024 | Resale |
| CLUNY PARK RESIDENCE | 10 | CCR | 2 | 01-05 | 840 | $2,410,000 | $2,870 | $2,870 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.