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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ENG KONG PARK | 21 | RCR | 5* | - | 1,817 | $4,400,000 | $2,422 | $2,422 | Feb 2026 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 3,294 | $7,150,000 | $2,171 | $2,171 | Sep 2025 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 1,983 | $4,430,000 | $2,234 | $2,234 | Aug 2025 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 1,812 | $4,500,000 | $2,484 | $2,484 | Mar 2025 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 3,294 | $5,818,000 | $1,766 | $1,766 | Feb 2025 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 3,275 | $5,480,000 | $1,673 | $1,673 | Feb 2025 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 1,873 | $4,150,000 | $2,216 | $2,216 | Feb 2025 | Resale |
| ENG KONG PARK | 21 | RCR | 5* | - | 3,307 | $4,850,000 | $1,467 | $1,467 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.