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 |
|---|---|---|---|---|---|---|---|---|---|---|
| GRANGE HEIGHTS | 9 | CCR | 5* | 06-10 | 1,884 | $4,303,000 | $2,284 | $2,284 | Mar 2026 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 21-25 | 3,003 | $5,400,000 | $1,798 | $1,798 | Dec 2025 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 16-20 | 3,025 | $5,338,000 | $1,765 | $1,765 | Nov 2025 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 11-15 | 1,884 | $4,308,000 | $2,287 | $2,287 | Nov 2025 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 01-05 | 1,884 | $4,100,000 | $2,177 | $2,177 | Sep 2025 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 06-10 | 1,884 | $4,050,000 | $2,150 | $2,150 | Apr 2025 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 01-05 | 3,025 | $5,350,000 | $1,769 | $1,769 | Feb 2025 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 01-05 | 1,905 | $3,760,000 | $1,974 | $1,974 | Jul 2024 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 26-30 | 4,521 | $6,680,000 | $1,478 | $1,478 | Jun 2024 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 06-10 | 1,905 | $3,650,000 | $1,916 | $1,916 | Apr 2024 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 11-15 | 1,905 | $3,942,000 | $2,069 | $2,069 | Dec 2023 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 26-30 | 3,025 | $5,780,000 | $1,911 | $1,911 | Oct 2023 | Resale |
| GRANGE HEIGHTS | 9 | CCR | 5* | 16-20 | 3,003 | $5,250,000 | $1,748 | $1,748 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.