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 |
|---|---|---|---|---|---|---|---|---|---|---|
| FULTON HILL | 20 | RCR | 5* | - | 1,775 | $4,328,000 | $2,438 | $2,566 | Feb 2026 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 1,722 | $4,250,000 | $2,468 | $2,468 | Sep 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 3,198 | $7,228,000 | $2,260 | $2,260 | Jul 2025 | New Sale |
| FULTON HILL | 20 | RCR | 5* | - | 3,231 | $6,650,000 | $2,058 | $2,058 | Jul 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 3,598 | $5,400,000 | $1,501 | $1,501 | May 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 3,025 | $5,150,000 | $1,703 | $1,703 | Apr 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 2,672 | $4,500,000 | $1,684 | $1,684 | Apr 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 3,616 | $5,550,000 | $1,535 | $1,535 | Jan 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 1,835 | $3,880,000 | $2,114 | $2,114 | Jan 2025 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 2,705 | $4,700,000 | $1,738 | $1,738 | Feb 2024 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 1,857 | $3,950,000 | $2,127 | $2,127 | Dec 2023 | Resale |
| FULTON HILL | 20 | RCR | 5* | - | 2,675 | $4,700,000 | $1,757 | $1,757 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.