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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DE ROYALE | 12 | RCR | 3 | 31-35 | 1,281 | $2,438,888 | $1,904 | $1,904 | Feb 2026 | Resale |
| DE ROYALE | 12 | RCR | 3 | 26-30 | 1,259 | $2,490,000 | $1,977 | $1,977 | Dec 2025 | Resale |
| DE ROYALE | 12 | RCR | 3 | 06-10 | 1,259 | $2,388,888 | $1,897 | $1,897 | Nov 2025 | Resale |
| DE ROYALE | 12 | RCR | 3 | 01-05 | 1,259 | $2,340,000 | $1,858 | $1,858 | Aug 2025 | Resale |
| DE ROYALE | 12 | RCR | 2 | 01-05 | 1,055 | $1,830,000 | $1,735 | $1,735 | Aug 2025 | Resale |
| DE ROYALE | 12 | RCR | 3 | 31-35 | 1,281 | $2,500,000 | $1,952 | $1,952 | Jun 2025 | Resale |
| DE ROYALE | 12 | RCR | 3 | 31-35 | 1,281 | $2,560,000 | $1,999 | $1,999 | Feb 2025 | Resale |
| DE ROYALE | 12 | RCR | 3 | 26-30 | 1,259 | $2,310,000 | $1,834 | $1,834 | Feb 2025 | Resale |
| DE ROYALE | 12 | RCR | 3 | 06-10 | 1,259 | $2,275,000 | $1,806 | $1,806 | Mar 2024 | Resale |
| DE ROYALE | 12 | RCR | 3 | 31-35 | 1,281 | $2,430,000 | $1,897 | $1,897 | Oct 2023 | Resale |
| DE ROYALE | 12 | RCR | 3 | 06-10 | 1,259 | $2,200,000 | $1,747 | $1,747 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.