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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FORTE SUITES | 8 | RCR | 2 | 01-05 | 657 | $1,150,000 | $1,751 | $1,751 | Jan 2026 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 21-25 | 624 | $1,290,000 | $2,066 | $2,066 | Jan 2026 | Resale |
| FORTE SUITES | 8 | RCR | 1 | 06-10 | 441 | $802,000 | $1,817 | $1,817 | Dec 2025 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 11-15 | 678 | $1,255,000 | $1,851 | $1,851 | Sep 2025 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 16-20 | 624 | $1,265,000 | $2,026 | $2,026 | Apr 2025 | Resale |
| FORTE SUITES | 8 | RCR | 1 | 01-05 | 474 | $800,000 | $1,689 | $1,689 | Feb 2025 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 06-10 | 614 | $1,160,000 | $1,891 | $1,891 | Nov 2024 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 06-10 | 678 | $1,170,000 | $1,725 | $1,725 | Nov 2024 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 11-15 | 603 | $1,100,000 | $1,825 | $1,825 | Aug 2024 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 11-15 | 614 | $1,180,000 | $1,923 | $1,923 | Jul 2024 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 21-25 | 1,033 | $1,380,000 | $1,335 | $1,335 | May 2024 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 11-15 | 624 | $1,250,000 | $2,002 | $2,002 | Jan 2024 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 16-20 | 624 | $1,270,000 | $2,034 | $2,034 | Dec 2023 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 11-15 | 614 | $1,130,000 | $1,842 | $1,842 | Dec 2023 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 16-20 | 624 | $1,120,000 | $1,794 | $1,794 | Nov 2023 | Resale |
| FORTE SUITES | 8 | RCR | 2 | 06-10 | 614 | $1,100,000 | $1,793 | $1,793 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.