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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CUBE 8 | 11 | CCR | 1 | 06-10 | 560 | $1,000,000 | $1,787 | $1,787 | Dec 2025 | Resale |
| CUBE 8 | 11 | CCR | 2 | 11-15 | 893 | $1,750,000 | $1,959 | $1,959 | Nov 2025 | Resale |
| CUBE 8 | 11 | CCR | 3 | 16-20 | 1,335 | $2,700,000 | $2,023 | $2,023 | Jul 2025 | Resale |
| CUBE 8 | 11 | CCR | 2 | 16-20 | 926 | $1,800,000 | $1,944 | $1,944 | Jun 2025 | Resale |
| CUBE 8 | 11 | CCR | 3 | 21-25 | 1,475 | $2,880,000 | $1,953 | $1,953 | Apr 2025 | Resale |
| CUBE 8 | 11 | CCR | 3 | 26-30 | 1,335 | $2,680,000 | $2,008 | $2,008 | Feb 2025 | Resale |
| CUBE 8 | 11 | CCR | 2 | 21-25 | 926 | $1,780,000 | $1,923 | $1,923 | Nov 2024 | Resale |
| CUBE 8 | 11 | CCR | 3 | 26-30 | 1,335 | $2,700,000 | $2,023 | $2,023 | Oct 2024 | Resale |
| CUBE 8 | 11 | CCR | 2 | 06-10 | 904 | $1,635,000 | $1,808 | $1,808 | Sep 2024 | Resale |
| CUBE 8 | 11 | CCR | 2 | 06-10 | 893 | $1,650,888 | $1,848 | $1,848 | Sep 2024 | Resale |
| CUBE 8 | 11 | CCR | 2 | 11-15 | 893 | $1,600,000 | $1,791 | $1,791 | Apr 2024 | Resale |
| CUBE 8 | 11 | CCR | 4 | 31-35 | 3,143 | $5,220,000 | $1,661 | $1,661 | Feb 2024 | Resale |
| CUBE 8 | 11 | CCR | 1 | 21-25 | 560 | $1,038,000 | $1,854 | $1,854 | Jan 2024 | Resale |
| CUBE 8 | 11 | CCR | 2 | 16-20 | 926 | $1,720,000 | $1,858 | $1,858 | Dec 2023 | Resale |
| CUBE 8 | 11 | CCR | 2 | 21-25 | 926 | $1,668,000 | $1,802 | $1,802 | Oct 2023 | Resale |
| CUBE 8 | 11 | CCR | 3 | 26-30 | 1,421 | $2,800,000 | $1,971 | $1,971 | Aug 2023 | Resale |
| CUBE 8 | 11 | CCR | 2 | 06-10 | 926 | $1,540,000 | $1,664 | $1,664 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.