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 |
|---|---|---|---|---|---|---|---|---|---|---|
| D' CASTILIA | 15 | RCR | 1 | 01-05 | 603 | $1,000,000 | $1,659 | — | Nov 2025 | Resale |
| D' CASTILIA | 15 | RCR | 1 | 01-05 | 624 | $980,000 | $1,570 | — | Nov 2025 | Resale |
| D' CASTILIA | 15 | RCR | 3 | 01-05 | 1,130 | $1,930,000 | $1,708 | — | Jun 2025 | Resale |
| D' CASTILIA | 15 | RCR | 3 | 01-05 | 1,755 | $2,400,000 | $1,368 | — | Apr 2025 | Resale |
| D' CASTILIA | 15 | RCR | 2 | 01-05 | 893 | $1,500,000 | $1,679 | — | Sep 2024 | Resale |
| D' CASTILIA | 15 | RCR | 1 | 01-05 | 614 | $972,000 | $1,584 | — | Jul 2024 | Resale |
| D' CASTILIA | 15 | RCR | 1 | 01-05 | 614 | $982,800 | $1,602 | — | May 2024 | Resale |
| D' CASTILIA | 15 | RCR | 1 | 01-05 | 603 | $940,000 | $1,559 | — | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.