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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DUNEARN ESTATE | 11 | CCR | 5* | - | 5,121 | $11,600,000 | $2,265 | $2,265 | Aug 2025 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 5,384 | $16,380,000 | $3,042 | $3,042 | Jul 2025 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 8,130 | $18,000,000 | $2,214 | $2,214 | Oct 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 5,659 | $15,200,000 | $2,686 | $2,686 | Jun 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 9,953 | $24,880,000 | $2,500 | $2,500 | May 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 9,660 | $25,000,000 | $2,588 | $2,588 | Apr 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 4,793 | $12,680,000 | $2,645 | $2,645 | Mar 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 5,571 | $10,200,000 | $1,831 | $1,831 | Mar 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 5,013 | $17,500,000 | $3,491 | $3,491 | Jan 2024 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 6,412 | $17,100,000 | $2,667 | $2,667 | Oct 2023 | Resale |
| DUNEARN ESTATE | 11 | CCR | 5* | - | 4,858 | $18,000,888 | $3,706 | $3,706 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.