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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 06-10 | 710 | $1,900,000 | $2,674 | $2,969 | Apr 2026 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 646 | $1,380,000 | $2,137 | $2,373 | Feb 2026 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 3 | 06-10 | 1,119 | $3,050,000 | $2,725 | $3,026 | Feb 2026 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,109 | $2,975,000 | $2,683 | $2,979 | Jan 2026 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 1 | 01-05 | 484 | $1,030,000 | $2,126 | $2,361 | Dec 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 06-10 | 689 | $1,710,000 | $2,482 | $2,756 | Dec 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,076 | $2,820,000 | $2,620 | $2,909 | Dec 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 689 | $1,725,000 | $2,504 | $2,780 | Oct 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 1 | 01-05 | 506 | $1,118,000 | $2,210 | $2,454 | Sep 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 1 | 06-10 | 484 | $1,090,000 | $2,250 | $2,498 | Sep 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 06-10 | 710 | $1,778,000 | $2,503 | $2,779 | Sep 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 06-10 | 710 | $1,928,000 | $2,714 | $3,014 | Sep 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 915 | $2,380,000 | $2,601 | $2,888 | Aug 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 4 | 01-05 | 1,475 | $3,888,000 | $2,637 | $2,928 | Aug 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 947 | $2,700,000 | $2,850 | $3,165 | Aug 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 3 | 06-10 | 1,109 | $3,100,000 | $2,796 | $3,105 | Aug 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 689 | $1,750,000 | $2,540 | $2,820 | Jul 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,109 | $2,966,868 | $2,676 | $2,971 | Jul 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 2 | 06-10 | 646 | $1,628,000 | $2,521 | $2,799 | Jun 2025 | Resale |
| FOURTH AVENUE RESIDENCES | 10 | CCR | 1 | 01-05 | 484 | $1,090,000 | $2,250 | $2,498 | Jun 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.