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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FLAME TREE PARK | 20 | RCR | 5* | 11-15 | 1,765 | $3,475,000 | $1,969 | $1,969 | Mar 2026 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 01-05 | 1,765 | $3,200,000 | $1,813 | $1,813 | Oct 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 06-10 | 1,830 | $3,456,000 | $1,889 | $1,889 | Jul 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 06-10 | 1,862 | $3,350,000 | $1,799 | $1,799 | Jul 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 16-20 | 1,862 | $3,383,838 | $1,817 | $1,817 | May 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 4* | 26-30 | 1,593 | $2,980,000 | $1,871 | $1,871 | May 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 01-05 | 1,765 | $3,200,000 | $1,813 | $1,813 | Apr 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 01-05 | 1,787 | $3,250,000 | $1,819 | $1,819 | Jan 2025 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 26-30 | 1,765 | $3,178,800 | $1,801 | $1,801 | Oct 2024 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 16-20 | 1,862 | $3,350,000 | $1,799 | $1,799 | Apr 2024 | Resale |
| FLAME TREE PARK | 20 | RCR | 4* | 06-10 | 1,593 | $2,900,000 | $1,820 | $1,820 | Feb 2024 | Resale |
| FLAME TREE PARK | 20 | RCR | 4* | 11-15 | 1,593 | $2,820,000 | $1,770 | $1,770 | Dec 2023 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 01-05 | 1,862 | $3,158,000 | $1,696 | $1,696 | Oct 2023 | Resale |
| FLAME TREE PARK | 20 | RCR | 5* | 16-20 | 1,830 | $3,228,000 | $1,764 | $1,764 | Oct 2023 | Resale |
| FLAME TREE PARK | 20 | RCR | 4* | 11-15 | 1,593 | $2,600,000 | $1,632 | $1,632 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.