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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 26-30 | 1,055 | $2,580,000 | $2,446 | — | Jun 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 21-25 | 904 | $2,300,000 | $2,544 | — | May 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 11-15 | 463 | $945,000 | $2,042 | — | May 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 31-35 | 463 | $990,000 | $2,139 | — | Apr 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 31-35 | 689 | $1,640,000 | $2,381 | — | Apr 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 41-45 | 441 | $1,018,888 | $2,309 | — | Apr 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 06-10 | 797 | $1,715,000 | $2,153 | — | Apr 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 11-15 | 463 | $940,000 | $2,031 | — | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 474 | $1,050,000 | $2,217 | — | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 06-10 | 689 | $1,560,000 | $2,265 | — | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 31-35 | 441 | $1,030,000 | $2,334 | — | Mar 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 41-45 | 1,033 | $2,712,000 | $2,625 | — | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 474 | $1,030,000 | $2,175 | — | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 31-35 | 1,055 | $2,600,000 | $2,465 | — | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 36-40 | 452 | $1,020,000 | $2,256 | — | Feb 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 41-45 | 753 | $1,780,000 | $2,362 | — | Jan 2026 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 06-10 | 474 | $925,000 | $1,953 | — | Dec 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 3 | 36-40 | 1,076 | $2,700,000 | $2,508 | — | Dec 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 2 | 11-15 | 753 | $1,728,888 | $2,295 | — | Nov 2025 | Resale |
| COMMONWEALTH TOWERS | 3 | RCR | 1 | 26-30 | 463 | $968,000 | $2,091 | — | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.