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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,345 | $1,900,000 | $1,412 | $1,412 | Mar 2026 | Resale |
| HIGHGATE | 21 | RCR | 4* | 06-10 | 1,378 | $2,355,000 | $1,709 | $1,709 | Nov 2025 | Resale |
| HIGHGATE | 21 | RCR | 4* | 06-10 | 1,270 | $2,030,000 | $1,598 | $1,598 | Nov 2025 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,475 | $2,250,000 | $1,526 | $1,526 | Sep 2025 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,485 | $2,200,000 | $1,481 | $1,481 | Aug 2025 | Resale |
| HIGHGATE | 21 | RCR | 3* | 01-05 | 1,249 | $1,880,000 | $1,506 | $1,506 | May 2025 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,302 | $1,980,000 | $1,520 | $1,520 | May 2025 | Resale |
| HIGHGATE | 21 | RCR | 4* | 06-10 | 1,324 | $2,118,000 | $1,600 | $1,600 | Mar 2025 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,270 | $1,945,000 | $1,531 | $1,531 | Feb 2025 | Resale |
| HIGHGATE | 21 | RCR | 3* | 01-05 | 1,227 | $1,900,000 | $1,548 | $1,548 | Dec 2024 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,324 | $2,050,000 | $1,548 | $1,548 | Nov 2024 | Resale |
| HIGHGATE | 21 | RCR | 3* | 01-05 | 1,109 | $1,680,000 | $1,515 | $1,515 | Aug 2024 | Resale |
| HIGHGATE | 21 | RCR | 5* | 06-10 | 1,636 | $2,588,000 | $1,582 | $1,582 | Aug 2024 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,464 | $2,080,000 | $1,421 | $1,421 | Aug 2024 | Resale |
| HIGHGATE | 21 | RCR | 4* | 06-10 | 1,324 | $2,080,000 | $1,571 | $1,571 | Jul 2024 | Resale |
| HIGHGATE | 21 | RCR | 3* | 01-05 | 1,227 | $1,850,000 | $1,508 | $1,508 | Jun 2024 | Resale |
| HIGHGATE | 21 | RCR | 3* | 01-05 | 1,109 | $1,680,000 | $1,515 | $1,515 | Mar 2024 | Resale |
| HIGHGATE | 21 | RCR | 4* | 01-05 | 1,496 | $2,120,000 | $1,417 | $1,417 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.