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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GLENTREES | 10 | CCR | 3 | 01-05 | 1,991 | $4,000,000 | $2,009 | $2,115 | Feb 2026 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 1,711 | $3,745,000 | $2,188 | $2,303 | Jan 2026 | Resale |
| GLENTREES | 10 | CCR | 2 | 01-05 | 1,345 | $2,450,000 | $1,821 | $1,917 | Jan 2026 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 1,711 | $3,750,000 | $2,191 | $2,306 | Jan 2026 | Resale |
| GLENTREES | 10 | CCR | 3 | 01-05 | 1,442 | $3,100,000 | $2,149 | $2,262 | Oct 2025 | Resale |
| GLENTREES | 10 | CCR | 3 | 01-05 | 1,442 | $3,050,000 | $2,115 | $2,226 | Oct 2025 | Resale |
| GLENTREES | 10 | CCR | 2 | 01-05 | 1,345 | $2,410,000 | $1,791 | $1,885 | Aug 2025 | Resale |
| GLENTREES | 10 | CCR | 3 | 01-05 | 1,442 | $2,950,000 | $2,045 | $2,153 | Jul 2025 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 2,863 | $4,450,000 | $1,554 | $1,636 | Jul 2025 | Resale |
| GLENTREES | 10 | CCR | 2 | 01-05 | 1,345 | $2,410,000 | $1,791 | $1,885 | Mar 2025 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 3,132 | $4,280,000 | $1,366 | $1,438 | Nov 2024 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 1,701 | $3,650,000 | $2,146 | $2,259 | Oct 2024 | Resale |
| GLENTREES | 10 | CCR | 3 | 01-05 | 1,442 | $2,880,000 | $1,997 | $2,102 | Sep 2024 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 3,670 | $4,530,000 | $1,234 | $1,299 | Jul 2024 | Resale |
| GLENTREES | 10 | CCR | 3 | 01-05 | 1,442 | $3,100,000 | $2,149 | $2,262 | Jun 2024 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 3,412 | $4,358,000 | $1,277 | $1,344 | Apr 2024 | Resale |
| GLENTREES | 10 | CCR | 2 | 01-05 | 1,345 | $2,320,000 | $1,724 | $1,815 | Mar 2024 | Resale |
| GLENTREES | 10 | CCR | 2 | 01-05 | 1,345 | $2,450,000 | $1,821 | $1,917 | Mar 2024 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 3,670 | $4,400,000 | $1,199 | $1,262 | Feb 2024 | Resale |
| GLENTREES | 10 | CCR | 4 | 01-05 | 3,412 | $4,350,000 | $1,275 | $1,342 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.