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 |
|---|---|---|---|---|---|---|---|---|---|---|
| EON SHENTON | 2 | CCR | 2 | 26-30 | 538 | $1,170,000 | $2,174 | $2,473 | Nov 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 646 | $1,350,000 | $2,090 | $2,378 | Sep 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 538 | $1,160,000 | $2,155 | $2,452 | Aug 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 527 | $1,210,000 | $2,294 | $2,610 | Aug 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 883 | $1,550,000 | $1,756 | $1,998 | Aug 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 21-25 | 538 | $1,155,000 | $2,146 | $2,442 | Jun 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 581 | $1,338,000 | $2,302 | $2,619 | Mar 2025 | Resale |
| EON SHENTON | 2 | CCR | 2 | 31-35 | 1,130 | $1,650,000 | $1,460 | $1,661 | Oct 2024 | Resale |
| EON SHENTON | 2 | CCR | 2 | 21-25 | 538 | $1,280,000 | $2,378 | $2,706 | May 2024 | Resale |
| EON SHENTON | 2 | CCR | 3 | 31-35 | 1,066 | $1,830,000 | $1,717 | $1,953 | Apr 2024 | Resale |
| EON SHENTON | 2 | CCR | 3 | 21-25 | 753 | $1,838,000 | $2,439 | $2,775 | Mar 2024 | Resale |
| EON SHENTON | 2 | CCR | 2 | 31-35 | 1,195 | $1,650,000 | $1,381 | $1,571 | Feb 2024 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 538 | $1,170,000 | $2,174 | $2,473 | Dec 2023 | Resale |
| EON SHENTON | 2 | CCR | 2 | 31-35 | 1,130 | $1,790,000 | $1,584 | $1,802 | Nov 2023 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 689 | $1,358,888 | $1,973 | $2,245 | Sep 2023 | Resale |
| EON SHENTON | 2 | CCR | 2 | 31-35 | 1,044 | $1,780,000 | $1,705 | $1,940 | Aug 2023 | Resale |
| EON SHENTON | 2 | CCR | 2 | 21-25 | 689 | $1,520,000 | $2,206 | $2,510 | Aug 2023 | Resale |
| EON SHENTON | 2 | CCR | 2 | 26-30 | 538 | $1,333,000 | $2,477 | $2,818 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.