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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DOMAIN 21 | 3 | RCR | 2 | 16-20 | 883 | $1,750,000 | $1,983 | $2,332 | Feb 2026 | Resale |
| DOMAIN 21 | 3 | RCR | 3 | 16-20 | 1,281 | $2,680,000 | $2,092 | $2,460 | Nov 2025 | Resale |
| DOMAIN 21 | 3 | RCR | 3 | 16-20 | 1,281 | $2,690,000 | $2,100 | $2,470 | Oct 2025 | Resale |
| DOMAIN 21 | 3 | RCR | 2 | 16-20 | 904 | $1,700,000 | $1,880 | $2,211 | Jul 2025 | Resale |
| DOMAIN 21 | 3 | RCR | 3 | 16-20 | 1,281 | $2,650,000 | $2,069 | $2,433 | May 2025 | Resale |
| DOMAIN 21 | 3 | RCR | 2 | 16-20 | 883 | $1,771,000 | $2,006 | $2,359 | Dec 2024 | Resale |
| DOMAIN 21 | 3 | RCR | 2 | 01-05 | 1,033 | $2,080,000 | $2,013 | $2,368 | Nov 2024 | Resale |
| DOMAIN 21 | 3 | RCR | 1 | 11-15 | 560 | $980,000 | $1,751 | $2,059 | Jul 2024 | Resale |
| DOMAIN 21 | 3 | RCR | 3 | 16-20 | 1,281 | $2,708,800 | $2,115 | $2,488 | May 2024 | Resale |
| DOMAIN 21 | 3 | RCR | 5* | 21-25 | 1,862 | $3,500,000 | $1,880 | $2,211 | Apr 2024 | Resale |
| DOMAIN 21 | 3 | RCR | 2 | 16-20 | 926 | $1,780,000 | $1,923 | $2,262 | Jan 2024 | Resale |
| DOMAIN 21 | 3 | RCR | 2 | 21-25 | 904 | $1,700,000 | $1,880 | $2,211 | Jun 2023 | Resale |
| DOMAIN 21 | 3 | RCR | 2 | 16-20 | 1,033 | $1,950,000 | $1,887 | $2,219 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.