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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HONG KONG PARK | 21 | RCR | 5* | - | 4,720 | $11,180,000 | $2,369 | $2,494 | Feb 2026 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 3,930 | $8,680,000 | $2,209 | $2,325 | Jan 2026 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 5,703 | $11,800,000 | $2,069 | $2,178 | Aug 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 4,811 | $10,820,000 | $2,249 | $2,367 | Aug 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 3,322 | $7,630,000 | $2,297 | $2,418 | Aug 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 1,906 | $5,550,000 | $2,911 | $3,064 | Aug 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 3,998 | $8,000,000 | $2,001 | $2,106 | Jun 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 4,334 | $9,800,000 | $2,261 | $2,380 | Mar 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 4,565 | $9,380,000 | $2,055 | $2,163 | Jan 2025 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 3,478 | $8,830,000 | $2,539 | $2,673 | Dec 2024 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 8,138 | $11,600,000 | $1,425 | $1,500 | May 2024 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 5,547 | $9,900,000 | $1,785 | $1,879 | Aug 2023 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 4,586 | $10,000,000 | $2,180 | $2,295 | Jul 2023 | Resale |
| HONG KONG PARK | 21 | RCR | 5* | - | 9,592 | $20,300,000 | $2,116 | $2,227 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.