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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DAKOTA RESIDENCES | 14 | RCR | 3 | 11-15 | 1,292 | $2,690,000 | $2,083 | $2,409 | Mar 2026 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 16-20 | 1,044 | $2,050,000 | $1,963 | $2,271 | Feb 2026 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 06-10 | 1,313 | $2,560,000 | $1,949 | $2,254 | Oct 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 16-20 | 1,894 | $4,150,000 | $2,191 | $2,534 | Oct 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 11-15 | 1,830 | $3,950,000 | $2,159 | $2,497 | Sep 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 11-15 | 1,023 | $2,050,000 | $2,005 | $2,319 | Aug 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 01-05 | 1,830 | $3,688,000 | $2,015 | $2,331 | Jul 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 16-20 | 1,023 | $2,000,000 | $1,956 | $2,263 | Jun 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 06-10 | 1,830 | $3,700,000 | $2,022 | $2,339 | Apr 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 01-05 | 1,292 | $2,500,000 | $1,935 | $2,238 | Mar 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 01-05 | 1,023 | $1,900,000 | $1,858 | $2,149 | Mar 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 16-20 | 1,830 | $3,700,000 | $2,022 | $2,339 | Mar 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 01-05 | 1,744 | $2,720,000 | $1,560 | $1,805 | Feb 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 01-05 | 1,098 | $1,830,000 | $1,667 | $1,928 | Jan 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 06-10 | 1,023 | $1,910,000 | $1,868 | $2,161 | Jan 2025 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 4 | 11-15 | 1,830 | $3,700,000 | $2,022 | $2,339 | Dec 2024 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 11-15 | 1,292 | $2,420,000 | $1,874 | $2,168 | Nov 2024 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 06-10 | 1,313 | $2,475,000 | $1,885 | $2,180 | Nov 2024 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 2 | 11-15 | 1,023 | $1,860,000 | $1,819 | $2,104 | Nov 2024 | Resale |
| DAKOTA RESIDENCES | 14 | RCR | 3 | 01-05 | 1,313 | $2,350,000 | $1,790 | $2,071 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.