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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ESPADA | 9 | CCR | 1 | 26-30 | 355 | $955,000 | $2,689 | $2,689 | Mar 2026 | Resale |
| ESPADA | 9 | CCR | 1 | 21-25 | 689 | $1,550,000 | $2,250 | $2,250 | Feb 2026 | Resale |
| ESPADA | 9 | CCR | 1 | 11-15 | 646 | $1,430,000 | $2,214 | $2,214 | Feb 2026 | Resale |
| ESPADA | 9 | CCR | 1 | 16-20 | 689 | $1,630,000 | $2,366 | $2,366 | Oct 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 21-25 | 689 | $1,550,000 | $2,250 | $2,250 | Sep 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 06-10 | 344 | $880,000 | $2,555 | $2,555 | Sep 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 26-30 | 355 | $900,000 | $2,534 | $2,534 | Sep 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 16-20 | 560 | $1,188,000 | $2,122 | $2,122 | Jul 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 16-20 | 377 | $900,000 | $2,389 | $2,389 | Jun 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 26-30 | 560 | $1,240,000 | $2,215 | $2,215 | Jun 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 26-30 | 689 | $1,550,000 | $2,250 | $2,250 | Jun 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 11-15 | 646 | $1,450,000 | $2,245 | $2,245 | Apr 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 16-20 | 355 | $860,000 | $2,421 | $2,421 | Apr 2025 | Resale |
| ESPADA | 9 | CCR | 2 | 26-30 | 721 | $1,680,000 | $2,330 | $2,330 | Jan 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 01-05 | 355 | $900,000 | $2,534 | $2,534 | Jan 2025 | Resale |
| ESPADA | 9 | CCR | 1 | 31-35 | 560 | $1,250,000 | $2,233 | $2,233 | Sep 2024 | Resale |
| ESPADA | 9 | CCR | 1 | 01-05 | 377 | $965,000 | $2,561 | $2,561 | Mar 2024 | Resale |
| ESPADA | 9 | CCR | 1 | 16-20 | 355 | $945,000 | $2,660 | $2,660 | Feb 2024 | Resale |
| ESPADA | 9 | CCR | 1 | 26-30 | 689 | $1,630,000 | $2,366 | $2,366 | Jan 2024 | Resale |
| ESPADA | 9 | CCR | 1 | 16-20 | 689 | $1,610,000 | $2,337 | $2,337 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.