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 |
|---|---|---|---|---|---|---|---|---|---|---|
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 41-45 | 441 | $1,018,888 | $2,309 | $2,607 | Apr 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 11-15 | 463 | $940,000 | $2,031 | $2,293 | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 31-35 | 441 | $1,030,000 | $2,334 | $2,635 | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 06-10 | 689 | $1,560,000 | $2,265 | $2,557 | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 474 | $1,050,000 | $2,217 | $2,503 | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 452 | $1,020,000 | $2,256 | $2,547 | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 41-45 | 1,033 | $2,712,000 | $2,625 | $2,963 | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 31-35 | 1,055 | $2,600,000 | $2,465 | $2,783 | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 474 | $1,030,000 | $2,175 | $2,455 | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 41-45 | 753 | $1,780,000 | $2,362 | $2,667 | Jan 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 06-10 | 474 | $925,000 | $1,953 | $2,205 | Dec 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 36-40 | 1,076 | $2,700,000 | $2,508 | $2,831 | Dec 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 11-15 | 753 | $1,728,888 | $2,295 | $2,591 | Nov 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 26-30 | 463 | $968,000 | $2,091 | $2,361 | Nov 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 16-20 | 753 | $1,778,000 | $2,360 | $2,664 | Nov 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 16-20 | 689 | $1,640,000 | $2,381 | $2,688 | Nov 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 11-15 | 689 | $1,575,000 | $2,286 | $2,581 | Oct 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 06-10 | 904 | $2,150,000 | $2,378 | $2,685 | Oct 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 463 | $1,000,000 | $2,161 | $2,440 | Oct 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 36-40 | 689 | $1,678,888 | $2,437 | $2,751 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.