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 RESIDENCES | 10 | CCR | 5* | 11-15 | 2,852 | $10,200,000 | $3,576 | $3,576 | Mar 2026 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 01-05 | 2,669 | $8,500,000 | $3,184 | $3,184 | Oct 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 06-10 | 2,583 | $8,200,000 | $3,174 | $3,174 | Oct 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 16-20 | 2,583 | $8,480,000 | $3,283 | $3,283 | Sep 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 11-15 | 2,852 | $10,200,000 | $3,576 | $3,576 | Sep 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 01-05 | 2,583 | $8,500,000 | $3,290 | $3,290 | Aug 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 11-15 | 2,852 | $9,738,000 | $3,414 | $3,414 | Jul 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 01-05 | 2,852 | $9,850,000 | $3,453 | $3,453 | Jun 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 01-05 | 2,852 | $9,720,000 | $3,408 | $3,408 | Feb 2025 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 11-15 | 2,583 | $8,500,000 | $3,290 | $3,290 | Jan 2024 | Resale |
| GRANGE RESIDENCES | 10 | CCR | 5* | 01-05 | 2,669 | $8,540,000 | $3,199 | $3,199 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.