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 RESIDENCES | 10 | CCR | 5* | 01-05 | 3,057 | $5,500,000 | $1,799 | $1,894 | Feb 2026 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 3 | 01-05 | 1,604 | $3,738,800 | $2,331 | $2,454 | Mar 2025 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 4 | 01-05 | 2,756 | $4,950,000 | $1,796 | $1,891 | Oct 2024 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 4 | 01-05 | 2,756 | $4,780,000 | $1,735 | $1,826 | Jul 2024 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 4 | 01-05 | 1,873 | $4,168,000 | $2,225 | $2,342 | Jun 2024 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 3 | 01-05 | 1,604 | $3,450,000 | $2,151 | $2,264 | May 2024 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 3 | 01-05 | 1,485 | $3,150,000 | $2,121 | $2,233 | Feb 2024 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 3 | 01-05 | 1,485 | $3,200,000 | $2,154 | $2,267 | Nov 2023 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 3 | 01-05 | 1,464 | $3,330,000 | $2,275 | $2,395 | Oct 2023 | Resale |
| DUCHESS RESIDENCES | 10 | CCR | 4 | 01-05 | 2,756 | $5,160,000 | $1,873 | $1,972 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.