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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DAKOTA RESIDENCES | 14 | RCR | 4 | 16-20 | 3,692 | $6,388,000 | $1,730 | — | Jun 2026 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 06-10 | 1,894 | $3,958,000 | $2,089 | — | Apr 2026 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 11-15 | 1,292 | $2,690,000 | $2,083 | — | Mar 2026 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 16-20 | 1,044 | $2,050,000 | $1,963 | — | Feb 2026 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 06-10 | 1,313 | $2,560,000 | $1,949 | — | Oct 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 16-20 | 1,894 | $4,150,000 | $2,191 | — | Oct 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 11-15 | 1,830 | $3,950,000 | $2,159 | — | Sep 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 11-15 | 1,023 | $2,050,000 | $2,005 | — | Aug 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 01-05 | 1,830 | $3,688,000 | $2,015 | — | Jul 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 16-20 | 1,023 | $2,000,000 | $1,956 | — | Jun 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 06-10 | 1,830 | $3,700,000 | $2,022 | — | Apr 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 16-20 | 1,830 | $3,700,000 | $2,022 | — | Mar 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 01-05 | 1,023 | $1,900,000 | $1,858 | — | Mar 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 01-05 | 1,292 | $2,500,000 | $1,935 | — | Mar 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 01-05 | 1,744 | $2,720,000 | $1,560 | — | Feb 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 01-05 | 1,098 | $1,830,000 | $1,667 | — | Jan 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 06-10 | 1,023 | $1,910,000 | $1,868 | — | Jan 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 11-15 | 1,830 | $3,700,000 | $2,022 | — | Dec 2024 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 11-15 | 1,292 | $2,420,000 | $1,874 | — | Nov 2024 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 06-10 | 1,313 | $2,475,000 | $1,885 | — | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.