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 DUNMAN | 15 | RCR | 5 | 16-20 | 2,497 | $5,616,000 | $2,249 | $2,353 | Apr 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 01-05 | 2,131 | $5,180,000 | $2,430 | $2,542 | Apr 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 06-10 | 1,927 | $4,437,000 | $2,303 | $2,409 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 06-10 | 2,131 | $5,192,000 | $2,436 | $2,564 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 3 | 06-10 | 1,475 | $3,489,000 | $2,366 | $2,491 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 01-05 | 2,131 | $5,186,000 | $2,433 | $2,561 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 06-10 | 1,787 | $4,534,000 | $2,537 | $2,671 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 01-05 | 1,679 | $4,045,000 | $2,409 | $2,536 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 2 | 16-20 | 667 | $2,012,000 | $3,015 | $3,174 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 11-15 | 1,787 | $4,597,000 | $2,573 | $2,708 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 3 | 06-10 | 1,475 | $3,720,000 | $2,523 | $2,656 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 06-10 | 1,787 | $4,498,000 | $2,517 | $2,633 | Mar 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 01-05 | 1,787 | $4,492,000 | $2,514 | $2,630 | Feb 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 01-05 | 1,679 | $4,333,000 | $2,580 | $2,699 | Feb 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 3 | 06-10 | 1,475 | $3,739,000 | $2,536 | $2,653 | Jan 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 06-10 | 1,690 | $4,352,000 | $2,575 | $2,694 | Jan 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 01-05 | 1,787 | $4,503,000 | $2,520 | $2,636 | Jan 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 5 | 06-10 | 2,131 | $5,198,000 | $2,439 | $2,551 | Jan 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 2 | 16-20 | 667 | $1,998,000 | $2,994 | $3,132 | Jan 2026 | New Sale |
| GRAND DUNMAN | 15 | RCR | 4 | 16-20 | 2,314 | $4,834,000 | $2,089 | $2,185 | Jan 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.