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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EMERALD OF KATONG | 15 | RCR | 1 | 21-25 | 484 | $1,433,000 | $2,958 | $3,114 | Feb 2026 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 5 | 11-15 | 1,475 | $4,009,000 | $2,719 | $2,841 | Oct 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 1 | 21-25 | 484 | $1,408,000 | $2,907 | $3,038 | Feb 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 1 | 21-25 | 484 | $1,445,000 | $2,983 | $3,117 | Feb 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 3 | 16-20 | 1,023 | $2,808,000 | $2,746 | $2,869 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 2 | 16-20 | 624 | $1,856,000 | $2,973 | $3,107 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 4 | 01-05 | 1,259 | $3,105,000 | $2,466 | $2,577 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 1 | 11-15 | 484 | $1,353,000 | $2,793 | $2,918 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 2 | 21-25 | 689 | $1,969,000 | $2,858 | $2,986 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 2 | 11-15 | 689 | $1,904,000 | $2,764 | $2,888 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 1 | 11-15 | 484 | $1,397,000 | $2,884 | $3,014 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 1 | 21-25 | 484 | $1,408,000 | $2,907 | $3,038 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 1 | 16-20 | 484 | $1,400,000 | $2,890 | $3,020 | Jan 2025 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 3 | 11-15 | 990 | $2,566,000 | $2,591 | $2,707 | Nov 2024 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 4 | 06-10 | 1,259 | $3,156,000 | $2,506 | $2,619 | Nov 2024 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 2 | 06-10 | 689 | $1,805,000 | $2,620 | $2,738 | Nov 2024 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 3 | 01-05 | 904 | $2,195,000 | $2,428 | $2,537 | Nov 2024 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 4 | 16-20 | 1,313 | $3,432,000 | $2,613 | $2,730 | Nov 2024 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 4 | 16-20 | 1,152 | $3,093,000 | $2,686 | $2,807 | Nov 2024 | New Sale |
| EMERALD OF KATONG | 15 | RCR | 4 | 06-10 | 1,302 | $3,285,000 | $2,522 | $2,635 | Nov 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.