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 |
|---|---|---|---|---|---|---|---|---|---|---|
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 06-10 | 1,485 | $3,851,800 | $2,593 | $2,593 | Sep 2025 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 11-15 | 1,442 | $3,988,000 | $2,765 | $2,765 | Aug 2025 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 16-20 | 1,485 | $3,900,000 | $2,626 | $2,626 | Apr 2025 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 16-20 | 1,485 | $3,680,000 | $2,477 | $2,477 | Mar 2025 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 11-15 | 1,485 | $3,950,000 | $2,659 | $2,659 | Mar 2025 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 06-10 | 1,453 | $3,750,000 | $2,581 | $2,581 | Nov 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 11-15 | 1,442 | $3,850,000 | $2,669 | $2,669 | Oct 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 06-10 | 1,485 | $3,620,000 | $2,437 | $2,437 | Oct 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 11-15 | 1,442 | $3,300,000 | $2,288 | $2,288 | Sep 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 06-10 | 1,485 | $3,750,000 | $2,525 | $2,525 | Jul 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 2 | 06-10 | 1,238 | $2,970,000 | $2,399 | $2,399 | May 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 06-10 | 1,485 | $3,770,000 | $2,538 | $2,538 | Mar 2024 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 16-20 | 1,485 | $3,500,000 | $2,356 | $2,356 | Nov 2023 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 3 | 06-10 | 1,453 | $3,850,000 | $2,649 | $2,649 | Oct 2023 | Resale |
| CUSCADEN RESIDENCES | 10 | CCR | 2 | 11-15 | 1,238 | $3,100,000 | $2,504 | $2,504 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.