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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GILSTEAD TWO | 11 | CCR | 2 | 06-10 | 904 | $1,600,000 | $1,770 | $1,770 | Dec 2025 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 21-25 | 904 | $2,060,000 | $2,278 | $2,278 | Mar 2025 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 26-30 | 904 | $2,100,000 | $2,323 | $2,323 | Sep 2024 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 11-15 | 775 | $1,750,000 | $2,258 | $2,258 | Sep 2024 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 21-25 | 904 | $2,060,000 | $2,278 | $2,278 | Jun 2024 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 06-10 | 775 | $1,650,000 | $2,129 | $2,129 | Jun 2024 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 11-15 | 775 | $1,730,000 | $2,232 | $2,232 | May 2024 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 11-15 | 904 | $2,140,000 | $2,367 | $2,367 | Dec 2023 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 26-30 | 775 | $1,675,000 | $2,161 | $2,161 | Dec 2023 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 21-25 | 904 | $2,268,000 | $2,508 | $2,508 | Nov 2023 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 06-10 | 904 | $1,950,000 | $2,157 | $2,157 | Nov 2023 | Resale |
| GILSTEAD TWO | 11 | CCR | 2 | 26-30 | 775 | $1,700,000 | $2,194 | $2,194 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.