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 |
|---|---|---|---|---|---|---|---|---|---|---|
| HORIZON RESIDENCES | 5 | RCR | 3 | 01-05 | 1,324 | $2,530,000 | $1,911 | $1,911 | Mar 2026 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 4 | 01-05 | 1,475 | $2,580,000 | $1,750 | $1,750 | Jan 2026 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 2 | 01-05 | 1,001 | $1,888,888 | $1,887 | $1,887 | Oct 2025 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 2 | 01-05 | 990 | $1,990,000 | $2,010 | $2,010 | Sep 2025 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 2 | 01-05 | 1,001 | $1,888,888 | $1,887 | $1,887 | Mar 2025 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 2 | 01-05 | 990 | $1,930,000 | $1,949 | $1,949 | Feb 2025 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 2 | 01-05 | 1,001 | $1,980,000 | $1,978 | $1,978 | Dec 2024 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 3 | 01-05 | 1,324 | $2,260,000 | $1,707 | $1,707 | Jul 2024 | Resale |
| HORIZON RESIDENCES | 5 | RCR | 3 | 01-05 | 1,356 | $2,300,000 | $1,696 | $1,696 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.