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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| GRANGE 1866 | 10 | CCR | 1 | 11-15 | 527 | $1,783,000 | $3,381 | — | Mar 2026 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 764 | $2,539,460 | $3,323 | — | Jan 2026 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 764 | $2,643,000 | $3,458 | — | Jan 2026 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 16-20 | 850 | $2,453,000 | $2,885 | — | Oct 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 710 | $2,285,000 | $3,216 | — | Oct 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 1 | 06-10 | 527 | $1,664,000 | $3,155 | — | Aug 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 16-20 | 926 | $2,809,000 | $3,034 | — | Aug 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 06-10 | 829 | $2,630,000 | $3,173 | — | Aug 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 764 | $2,654,000 | $3,473 | — | May 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 710 | $2,296,000 | $3,232 | — | May 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 1 | 06-10 | 527 | $1,694,000 | $3,212 | — | Feb 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 06-10 | 818 | $2,663,000 | $3,255 | — | Jan 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 06-10 | 764 | $2,466,000 | $3,227 | — | Jan 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 1 | 01-05 | 527 | $1,580,000 | $2,996 | — | Jan 2025 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 818 | $2,776,000 | $3,393 | — | Nov 2024 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 16-20 | 1,012 | $3,024,000 | $2,989 | — | Sep 2024 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 818 | $2,744,000 | $3,354 | — | Sep 2024 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 829 | $2,763,000 | $3,334 | — | Aug 2024 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 829 | $2,698,000 | $3,255 | — | Jul 2024 | New Sale |
| GRANGE 1866 | 10 | CCR | 2 | 11-15 | 764 | $2,453,000 | $3,210 | — | Jul 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.