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 |
|---|---|---|---|---|---|---|---|---|---|---|
| DUO RESIDENCES | 7 | CCR | 1 | 21-25 | 646 | $1,380,000 | $2,137 | $2,431 | Apr 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 3 | 46-50 | 1,528 | $3,360,000 | $2,198 | $2,501 | Apr 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 11-15 | 1,184 | $2,640,000 | $2,230 | $2,537 | Apr 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 06-10 | 818 | $1,900,000 | $2,323 | $2,643 | Mar 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 16-20 | 1,012 | $2,230,000 | $2,204 | $2,508 | Mar 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 46-50 | 947 | $2,350,000 | $2,481 | $2,823 | Feb 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 11-15 | 1,184 | $2,640,000 | $2,230 | $2,537 | Feb 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 3 | 41-45 | 1,001 | $2,480,000 | $2,477 | $2,818 | Feb 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 21-25 | 1,012 | $2,350,000 | $2,323 | $2,643 | Jan 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 21-25 | 1,012 | $2,245,000 | $2,219 | $2,525 | Jan 2026 | Resale |
| DUO RESIDENCES | 7 | CCR | 1 | 26-30 | 538 | $1,288,000 | $2,393 | $2,723 | Nov 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 01-05 | 818 | $1,973,000 | $2,412 | $2,744 | Nov 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 1 | 16-20 | 689 | $1,550,000 | $2,250 | $2,560 | Oct 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 4 | 31-35 | 1,927 | $4,680,000 | $2,429 | $2,764 | Oct 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 21-25 | 936 | $2,139,993 | $2,285 | $2,600 | Sep 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 1 | 06-10 | 420 | $970,000 | $2,311 | $2,629 | Aug 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 3 | 31-35 | 1,001 | $2,200,000 | $2,198 | $2,501 | Aug 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 1 | 06-10 | 721 | $1,510,000 | $2,094 | $2,382 | Aug 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 2 | 06-10 | 1,184 | $2,550,000 | $2,154 | $2,451 | Aug 2025 | Resale |
| DUO RESIDENCES | 7 | CCR | 3 | 31-35 | 1,528 | $3,450,000 | $2,257 | $2,568 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.