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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GLOUCESTER MANSIONS | 11 | CCR | 4 | 16-20 | 3,466 | $5,100,000 | $1,471 | $1,471 | Dec 2025 | Resale |
| GLOUCESTER MANSIONS | 11 | CCR | 1 | 06-10 | 657 | $1,338,000 | $2,038 | $2,038 | Nov 2025 | Resale |
| GLOUCESTER MANSIONS | 11 | CCR | 1 | 11-15 | 657 | $1,300,000 | $1,980 | $1,980 | Aug 2025 | Resale |
| GLOUCESTER MANSIONS | 11 | CCR | 4 | 16-20 | 2,045 | $4,390,000 | $2,147 | $2,147 | Aug 2025 | Resale |
| GLOUCESTER MANSIONS | 11 | CCR | 3 | 06-10 | 1,163 | $2,400,000 | $2,065 | $2,065 | Apr 2025 | Resale |
| GLOUCESTER MANSIONS | 11 | CCR | 3 | 06-10 | 1,141 | $2,550,000 | $2,235 | $2,235 | Feb 2025 | Resale |
| GLOUCESTER MANSIONS | 11 | CCR | 1 | 11-15 | 657 | $1,320,000 | $2,010 | $2,010 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.