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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 16-20 | 1,076 | $2,860,000 | $2,657 | $3,000 | Apr 2026 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 26-30 | 635 | $1,680,000 | $2,645 | $2,986 | Apr 2026 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 01-05 | 1,152 | $2,549,600 | $2,214 | $2,499 | Apr 2026 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 06-10 | 883 | $2,190,000 | $2,481 | $2,801 | Mar 2026 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 06-10 | 915 | $2,300,000 | $2,514 | $2,838 | Nov 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 26-30 | 700 | $1,700,000 | $2,430 | $2,743 | Nov 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 06-10 | 700 | $1,616,800 | $2,311 | $2,609 | Nov 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 31-35 | 1,152 | $2,880,000 | $2,501 | $2,824 | Nov 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 21-25 | 915 | $2,210,000 | $2,415 | $2,726 | Oct 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 31-35 | 1,109 | $3,018,888 | $2,723 | $3,074 | Oct 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 11-15 | 1,109 | $2,860,000 | $2,580 | $2,913 | Aug 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 01-05 | 1,130 | $2,400,000 | $2,124 | $2,398 | Aug 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 31-35 | 700 | $1,708,000 | $2,441 | $2,756 | May 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 1 | 06-10 | 506 | $1,147,000 | $2,267 | $2,559 | May 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 4 | 31-35 | 1,292 | $3,200,888 | $2,478 | $2,798 | Apr 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 16-20 | 700 | $1,690,000 | $2,415 | $2,726 | Apr 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 26-30 | 635 | $1,630,000 | $2,567 | $2,898 | Mar 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 1 | 01-05 | 506 | $1,137,500 | $2,248 | $2,538 | Feb 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 3 | 01-05 | 1,206 | $2,450,000 | $2,032 | $2,294 | Feb 2025 | Resale |
| HIGHLINE RESIDENCES | 3 | RCR | 2 | 26-30 | 700 | $1,750,000 | $2,501 | $2,824 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.