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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GEM RESIDENCES | 12 | RCR | 1 | 21-25 | 484 | $903,000 | $1,864 | $2,089 | Apr 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 2 | 06-10 | 775 | $1,520,000 | $1,961 | $2,198 | Mar 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 06-10 | 1,055 | $2,190,000 | $2,076 | $2,327 | Mar 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 2 | 11-15 | 678 | $1,358,888 | $2,004 | $2,246 | Mar 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 4 | 21-25 | 1,249 | $2,820,000 | $2,259 | $2,532 | Mar 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 1 | 36-40 | 452 | $905,000 | $2,002 | $2,244 | Feb 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 1 | 31-35 | 484 | $918,000 | $1,895 | $2,124 | Feb 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 1 | 21-25 | 452 | $870,000 | $1,924 | $2,156 | Feb 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 21-25 | 947 | $1,960,000 | $2,069 | $2,319 | Jan 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 2 | 16-20 | 592 | $1,150,000 | $1,943 | $2,178 | Jan 2026 | Resale |
| GEM RESIDENCES | 12 | RCR | 5 | 01-05 | 1,313 | $2,718,888 | $2,070 | $2,320 | Dec 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 2 | 31-35 | 570 | $1,115,000 | $1,954 | $2,190 | Dec 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 01-05 | 947 | $1,800,000 | $1,900 | $2,129 | Dec 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 11-15 | 936 | $1,960,000 | $2,093 | $2,346 | Dec 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 31-35 | 936 | $2,020,000 | $2,157 | $2,418 | Dec 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 31-35 | 1,055 | $2,350,000 | $2,228 | $2,497 | Dec 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 11-15 | 947 | $1,928,000 | $2,035 | $2,281 | Nov 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 2 | 06-10 | 570 | $1,060,000 | $1,858 | $2,082 | Oct 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 3 | 31-35 | 1,012 | $2,200,000 | $2,174 | $2,437 | Oct 2025 | Resale |
| GEM RESIDENCES | 12 | RCR | 2 | 21-25 | 775 | $1,501,800 | $1,938 | $2,172 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.