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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 1,421 | $1,400,000 | $985 | $985 | Nov 2025 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 409 | $590,000 | $1,442 | $1,442 | Feb 2025 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 377 | $580,000 | $1,540 | $1,540 | Nov 2024 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 506 | $645,000 | $1,275 | $1,275 | Oct 2024 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 377 | $580,000 | $1,540 | $1,540 | Aug 2024 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 506 | $630,000 | $1,245 | $1,245 | Mar 2024 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 1,302 | $1,190,000 | $914 | $914 | Jul 2023 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 1 | 01-05 | 420 | $620,000 | $1,477 | $1,477 | Jul 2023 | Resale |
| GRANDVIEW SUITES | 14 | RCR | 2 | 01-05 | 1,593 | $1,455,440 | $914 | $914 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.