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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| EMERALD GARDEN | 1 | RCR | 3 | 01-05 | 1,259 | $2,800,000 | $2,223 | — | Apr 2026 | Resale |
| EMERALD GARDEN | 1 | RCR | 3 | 06-10 | 1,238 | $2,980,000 | $2,407 | — | Apr 2026 | Resale |
| EMERALD GARDEN | 1 | RCR | 3 | 01-05 | 1,238 | $2,860,000 | $2,310 | — | Feb 2026 | Resale |
| EMERALD GARDEN | 1 | RCR | 1 | 06-10 | 1,055 | $2,000,000 | $1,896 | — | Oct 2025 | Resale |
| EMERALD GARDEN | 1 | RCR | 3 | 11-15 | 1,528 | $3,516,888 | $2,301 | — | Jun 2025 | Resale |
| EMERALD GARDEN | 1 | RCR | 2 | 06-10 | 947 | $2,230,000 | $2,354 | — | Oct 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 3 | 06-10 | 1,259 | $2,850,000 | $2,263 | — | Jul 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 3 | 06-10 | 1,259 | $2,830,000 | $2,247 | — | Jun 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 3 | 11-15 | 1,238 | $2,900,000 | $2,343 | — | May 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 1 | 01-05 | 829 | $1,830,000 | $2,208 | — | Apr 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 2 | 01-05 | 969 | $2,080,000 | $2,147 | — | Feb 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 2 | 11-15 | 980 | $2,330,000 | $2,379 | — | Jan 2024 | Resale |
| EMERALD GARDEN | 1 | RCR | 2 | 06-10 | 936 | $2,100,000 | $2,242 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.