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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,733 | $3,500,000 | $2,020 | $2,507 | Mar 2026 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 2,088 | $3,728,006 | $1,785 | $2,216 | Mar 2026 | Resale |
| DUCHESS CREST | 10 | CCR | 3 | 01-05 | 1,345 | $2,670,000 | $1,984 | $2,463 | Mar 2026 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,711 | $3,390,000 | $1,981 | $2,459 | Feb 2026 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,884 | $3,250,000 | $1,725 | $2,141 | Oct 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 3 | 01-05 | 1,367 | $2,550,000 | $1,865 | $2,315 | Oct 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 5* | 01-05 | 1,841 | $3,250,000 | $1,766 | $2,192 | Sep 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 3 | 01-05 | 1,345 | $2,626,000 | $1,952 | $2,423 | Sep 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,733 | $3,400,000 | $1,962 | $2,435 | Aug 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 2 | 01-05 | 936 | $1,800,000 | $1,922 | $2,386 | Jul 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 2 | 01-05 | 936 | $1,830,000 | $1,954 | $2,426 | May 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 3 | 01-05 | 1,367 | $2,600,000 | $1,902 | $2,361 | Apr 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 2,088 | $3,650,000 | $1,748 | $2,170 | Apr 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,711 | $3,380,000 | $1,975 | $2,452 | Mar 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 3 | 01-05 | 1,367 | $2,560,000 | $1,873 | $2,325 | Feb 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,711 | $3,300,000 | $1,928 | $2,393 | Feb 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 4 | 01-05 | 1,711 | $3,285,000 | $1,919 | $2,382 | Jan 2025 | Resale |
| DUCHESS CREST | 10 | CCR | 3* | 01-05 | 1,087 | $1,900,000 | $1,748 | $2,170 | Sep 2024 | Resale |
| DUCHESS CREST | 10 | CCR | 3 | 01-05 | 1,367 | $2,473,888 | $1,810 | $2,247 | Aug 2024 | Resale |
| DUCHESS CREST | 10 | CCR | 2 | 01-05 | 936 | $1,730,000 | $1,847 | $2,293 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.