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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ECHELON | 3 | RCR | 3 | 06-10 | 1,475 | $2,950,000 | $2,000 | $2,266 | Apr 2026 | Resale |
| ECHELON | 3 | RCR | 3 | 36-40 | 861 | $1,985,000 | $2,305 | $2,612 | Feb 2026 | Resale |
| ECHELON | 3 | RCR | 3 | 01-05 | 861 | $1,822,000 | $2,116 | $2,398 | Feb 2026 | Resale |
| ECHELON | 3 | RCR | 2 | 21-25 | 732 | $1,620,000 | $2,213 | $2,508 | Feb 2026 | Resale |
| ECHELON | 3 | RCR | 2 | 01-05 | 732 | $1,622,000 | $2,216 | $2,511 | Jan 2026 | Resale |
| ECHELON | 3 | RCR | 4 | 31-35 | 1,572 | $3,380,000 | $2,151 | $2,437 | Jan 2026 | Resale |
| ECHELON | 3 | RCR | 2 | 06-10 | 732 | $1,616,000 | $2,208 | $2,502 | Jan 2026 | Resale |
| ECHELON | 3 | RCR | 2 | 01-05 | 732 | $1,533,000 | $2,094 | $2,373 | Dec 2025 | Resale |
| ECHELON | 3 | RCR | 1 | 06-10 | 452 | $915,000 | $2,024 | $2,293 | Nov 2025 | Resale |
| ECHELON | 3 | RCR | 1 | 16-20 | 452 | $948,000 | $2,097 | $2,376 | Nov 2025 | Resale |
| ECHELON | 3 | RCR | 2 | 31-35 | 732 | $1,650,000 | $2,254 | $2,554 | Nov 2025 | Resale |
| ECHELON | 3 | RCR | 2 | 06-10 | 732 | $1,610,800 | $2,201 | $2,494 | Oct 2025 | Resale |
| ECHELON | 3 | RCR | 3 | 11-15 | 861 | $1,890,000 | $2,195 | $2,487 | Oct 2025 | Resale |
| ECHELON | 3 | RCR | 2 | 11-15 | 732 | $1,610,000 | $2,200 | $2,493 | Sep 2025 | Resale |
| ECHELON | 3 | RCR | 2 | 36-40 | 732 | $1,670,000 | $2,282 | $2,586 | Aug 2025 | Resale |
| ECHELON | 3 | RCR | 4 | 26-30 | 1,572 | $3,280,000 | $2,087 | $2,365 | Aug 2025 | Resale |
| ECHELON | 3 | RCR | 1 | 36-40 | 452 | $918,000 | $2,031 | $2,301 | Jul 2025 | Resale |
| ECHELON | 3 | RCR | 2 | 11-15 | 732 | $1,600,000 | $2,186 | $2,477 | Jul 2025 | Resale |
| ECHELON | 3 | RCR | 1 | 16-20 | 452 | $908,888 | $2,010 | $2,277 | Jul 2025 | Resale |
| ECHELON | 3 | RCR | 3 | 21-25 | 1,292 | $3,000,000 | $2,323 | $2,632 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.