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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ENCHANTÉ | 11 | CCR | 4* | 11-15 | 1,270 | $3,288,000 | $2,589 | $2,589 | Sep 2025 | New Sale |
| ENCHANTÉ | 11 | CCR | 4* | 11-15 | 1,281 | $3,600,000 | $2,811 | $2,811 | Sep 2025 | New Sale |
| ENCHANTÉ | 11 | CCR | 4* | 11-15 | 1,270 | $3,249,220 | $2,558 | $2,558 | Mar 2025 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 01-05 | 1,001 | $2,928,888 | $2,926 | $2,926 | Jul 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,001 | $2,764,100 | $2,761 | $2,761 | Jun 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,001 | $2,900,000 | $2,897 | $2,897 | May 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 01-05 | 1,087 | $3,163,000 | $2,909 | $2,909 | May 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 11-15 | 1,001 | $2,860,000 | $2,857 | $2,857 | Mar 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 5* | 16-20 | 1,701 | $5,520,000 | $3,246 | $3,246 | Feb 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 4* | 11-15 | 1,281 | $3,613,600 | $2,821 | $2,821 | Feb 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 4* | 11-15 | 1,281 | $3,525,200 | $2,752 | $2,752 | Feb 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 01-05 | 1,087 | $3,026,400 | $2,784 | $2,784 | Feb 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 4* | 11-15 | 1,281 | $3,503,400 | $2,735 | $2,735 | Jan 2024 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 01-05 | 1,087 | $3,077,800 | $2,831 | $2,831 | Dec 2023 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 01-05 | 1,001 | $2,720,000 | $2,717 | $2,717 | Dec 2023 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,087 | $3,085,000 | $2,838 | $2,838 | Oct 2023 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,001 | $2,800,000 | $2,797 | $2,797 | Sep 2023 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,087 | $3,133,300 | $2,882 | $2,882 | Sep 2023 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,087 | $3,155,400 | $2,902 | $2,902 | Jul 2023 | New Sale |
| ENCHANTÉ | 11 | CCR | 3* | 06-10 | 1,087 | $3,134,900 | $2,884 | $2,884 | Jul 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.