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 |
|---|---|---|---|---|---|---|---|---|---|---|
| D'LOTUS | 12 | RCR | 1* | 11-15 | 570 | $888,888 | $1,558 | $1,558 | Mar 2026 | Resale |
| D'LOTUS | 12 | RCR | 2* | 06-10 | 807 | $1,365,000 | $1,691 | $1,691 | Mar 2026 | Resale |
| D'LOTUS | 12 | RCR | 2* | 06-10 | 807 | $1,340,000 | $1,660 | $1,660 | Nov 2025 | Resale |
| D'LOTUS | 12 | RCR | 3* | 11-15 | 1,066 | $1,750,000 | $1,642 | $1,642 | Sep 2025 | Resale |
| D'LOTUS | 12 | RCR | 3* | 11-15 | 1,066 | $1,750,000 | $1,642 | $1,642 | Aug 2025 | Resale |
| D'LOTUS | 12 | RCR | 2* | 11-15 | 807 | $1,250,000 | $1,548 | $1,548 | Jul 2025 | Resale |
| D'LOTUS | 12 | RCR | 1* | 16-20 | 570 | $920,000 | $1,613 | $1,613 | Mar 2025 | Resale |
| D'LOTUS | 12 | RCR | 3* | 11-15 | 1,066 | $1,650,000 | $1,548 | $1,548 | Oct 2024 | Resale |
| D'LOTUS | 12 | RCR | 3* | 06-10 | 1,066 | $1,525,000 | $1,431 | $1,431 | Jul 2024 | Resale |
| D'LOTUS | 12 | RCR | 3* | 16-20 | 1,066 | $1,678,888 | $1,575 | $1,575 | Jul 2024 | Resale |
| D'LOTUS | 12 | RCR | 1* | 06-10 | 570 | $788,888 | $1,383 | $1,383 | Apr 2024 | Resale |
| D'LOTUS | 12 | RCR | 2* | 16-20 | 807 | $1,280,000 | $1,586 | $1,586 | Sep 2023 | Resale |
| D'LOTUS | 12 | RCR | 3* | 16-20 | 1,066 | $1,650,000 | $1,548 | $1,548 | Aug 2023 | Resale |
| D'LOTUS | 12 | RCR | 3* | 06-10 | 1,066 | $1,560,000 | $1,464 | $1,464 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.