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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ENG AUN PARK | 11 | CCR | 4* | - | 1,473 | $5,590,000 | $3,796 | — | May 2025 | Resale |
| ENG AUN PARK | 11 | CCR | 5* | - | 2,484 | $7,585,800 | $3,053 | — | Aug 2023 | New Sale |
| ENG AUN PARK | 11 | CCR | 5* | - | 1,655 | $4,320,000 | $2,610 | — | Aug 2023 | Resale |
| ENG AUN PARK | 11 | CCR | 5* | - | 2,362 | $7,778,888 | $3,294 | — | 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.