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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FOUR SEASONS PARK | 10 | CCR | 5* | 01-05 | 2,260 | $6,700,000 | $2,964 | $2,964 | Oct 2025 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 21-25 | 3,821 | $13,200,000 | $3,454 | $3,454 | Oct 2025 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 16-20 | 2,260 | $8,150,000 | $3,606 | $3,606 | Sep 2025 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 06-10 | 2,260 | $7,500,000 | $3,318 | $3,318 | Jun 2025 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 11-15 | 2,874 | $9,800,000 | $3,410 | $3,410 | Apr 2025 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 16-20 | 2,260 | $7,500,000 | $3,318 | $3,318 | Mar 2025 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 16-20 | 2,260 | $7,800,000 | $3,451 | $3,451 | Aug 2024 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 16-20 | 3,821 | $12,500,000 | $3,271 | $3,271 | Dec 2023 | Resale |
| FOUR SEASONS PARK | 10 | CCR | 5* | 16-20 | 2,260 | $7,480,000 | $3,309 | $3,309 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.