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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CUSCADEN RESERVE | 10 | CCR | 5* | 01-05 | 1,873 | $6,000,000 | $3,204 | — | Jan 2026 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 21-25 | 936 | $3,042,000 | $3,248 | — | Jan 2026 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 5* | 21-25 | 2,099 | $7,111,800 | $3,388 | — | Apr 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 5* | 21-25 | 2,099 | $6,890,000 | $3,283 | — | Apr 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 1 | 21-25 | 700 | $2,000,000 | $2,859 | — | Apr 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 1 | 16-20 | 700 | $2,000,000 | $2,859 | — | Mar 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 1 | 21-25 | 700 | $1,955,000 | $2,794 | — | Mar 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 1 | 21-25 | 700 | $2,000,000 | $2,859 | — | Mar 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 5* | 26-30 | 2,099 | $7,299,000 | $3,477 | — | Mar 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 16-20 | 936 | $3,000,000 | $3,204 | — | Feb 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 3* | 21-25 | 1,163 | $3,848,000 | $3,310 | — | Feb 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 1 | 26-30 | 700 | $2,086,000 | $2,981 | — | Feb 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 11-15 | 936 | $2,919,000 | $3,117 | — | Feb 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 21-25 | 936 | $3,116,000 | $3,327 | — | Jan 2025 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 26-30 | 807 | $2,550,000 | $3,159 | — | Dec 2024 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 06-10 | 936 | $2,838,000 | $3,031 | — | Dec 2024 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 26-30 | 936 | $3,181,000 | $3,397 | — | Nov 2024 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 11-15 | 936 | $2,705,040 | $2,889 | — | Nov 2024 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 1 | 01-05 | 700 | $1,999,000 | $2,857 | — | Nov 2024 | Resale |
| CUSCADEN RESERVE | 10 | CCR | 2 | 16-20 | 936 | $2,977,000 | $3,179 | — | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.