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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DOMUS | 12 | RCR | 3 | 06-10 | 1,367 | $2,480,000 | $1,814 | $1,814 | Apr 2026 | Resale |
| DOMUS | 12 | RCR | 3 | 16-20 | 1,367 | $2,650,000 | $1,939 | $1,939 | Feb 2026 | Resale |
| DOMUS | 12 | RCR | 2 | 11-15 | 1,001 | $1,660,000 | $1,658 | $1,658 | Aug 2025 | Resale |
| DOMUS | 12 | RCR | 3 | 11-15 | 1,367 | $2,650,000 | $1,939 | $1,939 | Aug 2025 | Resale |
| DOMUS | 12 | RCR | 3 | 21-25 | 1,367 | $2,730,000 | $1,997 | $1,997 | Jul 2025 | Resale |
| DOMUS | 12 | RCR | 4 | 26-30 | 2,788 | $3,880,000 | $1,392 | $1,392 | Sep 2024 | Resale |
| DOMUS | 12 | RCR | 2 | 26-30 | 904 | $1,640,000 | $1,814 | $1,814 | Mar 2024 | Resale |
| DOMUS | 12 | RCR | 2 | 11-15 | 904 | $1,650,000 | $1,825 | $1,825 | Dec 2023 | Resale |
| DOMUS | 12 | RCR | 2 | 21-25 | 904 | $1,660,000 | $1,836 | $1,836 | Sep 2023 | Resale |
| DOMUS | 12 | RCR | 2 | 21-25 | 1,001 | $1,850,000 | $1,848 | $1,848 | Aug 2023 | Resale |
| DOMUS | 12 | RCR | 3 | 11-15 | 1,367 | $2,450,000 | $1,792 | $1,792 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.