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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FULCRUM | 15 | RCR | 1 | 06-10 | 818 | $1,400,000 | $1,711 | $1,711 | Jan 2026 | Resale |
| FULCRUM | 15 | RCR | 3 | 01-05 | 1,345 | $2,850,000 | $2,118 | $2,118 | Dec 2025 | Resale |
| FULCRUM | 15 | RCR | 1 | 11-15 | 474 | $1,139,999 | $2,407 | $2,407 | Sep 2025 | Resale |
| FULCRUM | 15 | RCR | 2 | 16-20 | 1,173 | $1,880,000 | $1,602 | $1,602 | Aug 2025 | Resale |
| FULCRUM | 15 | RCR | 2 | 11-15 | 829 | $1,820,000 | $2,196 | $2,196 | Aug 2025 | Resale |
| FULCRUM | 15 | RCR | 1 | 06-10 | 474 | $1,030,000 | $2,175 | $2,175 | Jul 2025 | Resale |
| FULCRUM | 15 | RCR | 1 | 06-10 | 818 | $1,850,000 | $2,261 | $2,261 | May 2025 | Resale |
| FULCRUM | 15 | RCR | 2 | 16-20 | 829 | $1,850,000 | $2,232 | $2,232 | Mar 2025 | Resale |
| FULCRUM | 15 | RCR | 1 | 11-15 | 474 | $1,080,000 | $2,280 | $2,280 | Oct 2024 | Resale |
| FULCRUM | 15 | RCR | 2 | 21-25 | 1,173 | $2,130,000 | $1,815 | $1,815 | Jun 2024 | Resale |
| FULCRUM | 15 | RCR | 1 | 01-05 | 474 | $1,070,000 | $2,259 | $2,259 | Apr 2024 | Resale |
| FULCRUM | 15 | RCR | 2 | 01-05 | 678 | $1,510,000 | $2,227 | $2,227 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.