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 PARK | 3 | RCR | 2 | 06-10 | 926 | $1,520,000 | $1,642 | — | May 2026 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 01-05 | 926 | $1,420,000 | $1,534 | — | Mar 2026 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 06-10 | 947 | $1,488,000 | $1,571 | — | Dec 2025 | Resale |
| EMERALD PARK | 3 | RCR | 3 | 11-15 | 1,561 | $2,000,000 | $1,281 | — | Sep 2025 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 01-05 | 926 | $1,455,000 | $1,572 | — | Aug 2025 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 06-10 | 947 | $1,610,000 | $1,700 | — | Jul 2025 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 01-05 | 926 | $1,448,888 | $1,565 | — | Jun 2025 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 06-10 | 926 | $1,530,000 | $1,653 | — | May 2025 | Resale |
| EMERALD PARK | 3 | RCR | 4* | 11-15 | 1,410 | $1,720,000 | $1,220 | — | May 2025 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 06-10 | 947 | $1,570,000 | $1,657 | — | Apr 2025 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 01-05 | 926 | $1,480,000 | $1,599 | — | Dec 2024 | Resale |
| EMERALD PARK | 3 | RCR | 3 | 11-15 | 1,173 | $1,900,000 | $1,619 | — | Dec 2024 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 11-15 | 926 | $1,515,000 | $1,637 | — | Dec 2024 | Resale |
| EMERALD PARK | 3 | RCR | 3 | 06-10 | 1,087 | $1,800,000 | $1,656 | — | Nov 2024 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 06-10 | 926 | $1,480,000 | $1,599 | — | Oct 2024 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 06-10 | 947 | $1,500,000 | $1,584 | — | Oct 2024 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 01-05 | 947 | $1,500,000 | $1,584 | — | Sep 2024 | Resale |
| EMERALD PARK | 3 | RCR | 3 | 06-10 | 1,087 | $1,750,000 | $1,610 | — | Sep 2024 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 11-15 | 926 | $1,390,000 | $1,502 | — | Sep 2024 | Resale |
| EMERALD PARK | 3 | RCR | 2 | 01-05 | 990 | $1,600,000 | $1,616 | — | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.