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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 4* | 01-05 | 1,356 | $3,118,888 | $2,300 | $2,300 | Aug 2025 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 4* | 01-05 | 1,453 | $3,030,000 | $2,085 | $2,085 | Jan 2025 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 5* | 01-05 | 1,916 | $3,880,000 | $2,025 | $2,025 | Nov 2024 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 4* | 01-05 | 1,378 | $3,050,000 | $2,214 | $2,214 | Sep 2024 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 4* | 06-10 | 1,378 | $3,000,000 | $2,177 | $2,177 | May 2024 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 5* | 01-05 | 3,218 | $5,530,000 | $1,718 | $1,718 | May 2024 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 5* | 01-05 | 2,573 | $3,900,000 | $1,516 | $1,516 | Jan 2024 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 5* | 01-05 | 2,508 | $4,030,000 | $1,607 | $1,607 | Nov 2023 | Resale |
| GRAND DUCHESS AT ST PATRICK'S | 15 | OCR | 3* | 01-05 | 1,044 | $2,100,000 | $2,011 | $2,011 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.