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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CRADELS | 12 | RCR | 1 | 21-25 | 1,033 | $1,439,000 | $1,393 | $1,393 | Apr 2026 | Resale |
| CRADELS | 12 | RCR | 1 | 06-10 | 441 | $785,000 | $1,779 | $1,779 | Nov 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 11-15 | 581 | $980,000 | $1,686 | $1,686 | Aug 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 11-15 | 441 | $775,000 | $1,756 | $1,756 | Aug 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 16-20 | 441 | $800,000 | $1,813 | $1,813 | Aug 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 06-10 | 667 | $1,160,800 | $1,739 | $1,739 | Jul 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 11-15 | 581 | $1,000,000 | $1,720 | $1,720 | Apr 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 06-10 | 667 | $1,140,000 | $1,708 | $1,708 | Apr 2025 | Resale |
| CRADELS | 12 | RCR | 1 | 11-15 | 667 | $1,135,000 | $1,701 | $1,701 | Nov 2024 | Resale |
| CRADELS | 12 | RCR | 2 | 16-20 | 678 | $1,138,000 | $1,678 | $1,678 | Oct 2024 | Resale |
| CRADELS | 12 | RCR | 1 | 16-20 | 581 | $928,000 | $1,597 | $1,597 | Oct 2024 | Resale |
| CRADELS | 12 | RCR | 1 | 06-10 | 441 | $735,000 | $1,665 | $1,665 | Oct 2024 | Resale |
| CRADELS | 12 | RCR | 1 | 06-10 | 441 | $740,000 | $1,677 | $1,677 | Sep 2024 | Resale |
| CRADELS | 12 | RCR | 1 | 11-15 | 441 | $775,000 | $1,756 | $1,756 | Jun 2024 | Resale |
| CRADELS | 12 | RCR | 1 | 16-20 | 441 | $760,000 | $1,722 | $1,722 | Jun 2024 | Resale |
| CRADELS | 12 | RCR | 1 | 06-10 | 581 | $900,000 | $1,548 | $1,548 | Nov 2023 | Resale |
| CRADELS | 12 | RCR | 1 | 16-20 | 581 | $900,000 | $1,548 | $1,548 | Aug 2023 | Resale |
| CRADELS | 12 | RCR | 1 | 16-20 | 441 | $760,000 | $1,722 | $1,722 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.