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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| FYVE DERBYSHIRE | 11 | CCR | 2* | 01-05 | 797 | $1,950,000 | $2,448 | $2,448 | Apr 2026 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 1* | 01-05 | 560 | $1,400,000 | $2,501 | $2,501 | Feb 2026 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 3* | 11-15 | 936 | $2,420,000 | $2,584 | $2,584 | Nov 2025 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 2* | 06-10 | 657 | $1,600,000 | $2,437 | $2,437 | Nov 2025 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 3* | 11-15 | 936 | $2,300,000 | $2,456 | $2,456 | Oct 2025 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 3* | 01-05 | 936 | $2,400,000 | $2,563 | $2,563 | Oct 2025 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 3* | 06-10 | 936 | $2,350,000 | $2,509 | $2,509 | Jul 2025 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 3* | 16-20 | 936 | $2,550,000 | $2,723 | $2,723 | Jun 2025 | Resale |
| FYVE DERBYSHIRE | 11 | CCR | 2* | 06-10 | 797 | $1,950,000 | $2,448 | $2,448 | Feb 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.