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 TOWERS | 9 | CCR | 5* | 06-10 | 2,314 | $3,200,000 | $1,383 | $1,922 | Mar 2026 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 11-15 | 2,583 | $3,800,000 | $1,471 | $2,044 | Nov 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 16-20 | 2,303 | $3,380,000 | $1,467 | $2,039 | Nov 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 16-20 | 2,303 | $3,300,000 | $1,433 | $1,992 | Sep 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,583 | $3,825,000 | $1,481 | $2,058 | Sep 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 16-20 | 5,145 | $6,600,000 | $1,283 | $1,783 | Aug 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,486 | $3,400,000 | $1,367 | $1,900 | Jul 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 11-15 | 2,583 | $3,750,000 | $1,452 | $2,018 | Jul 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 11-15 | 2,583 | $3,600,000 | $1,394 | $1,937 | Jun 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,303 | $3,150,000 | $1,367 | $1,900 | May 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 06-10 | 2,379 | $3,238,000 | $1,361 | $1,892 | May 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,422 | $3,350,000 | $1,383 | $1,922 | Apr 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,303 | $2,900,000 | $1,259 | $1,750 | Mar 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 06-10 | 2,616 | $3,700,000 | $1,415 | $1,967 | Mar 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,422 | $3,277,000 | $1,353 | $1,880 | Mar 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 11-15 | 2,486 | $3,500,000 | $1,408 | $1,957 | Mar 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,583 | $3,480,000 | $1,347 | $1,872 | Mar 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 06-10 | 2,379 | $3,220,000 | $1,354 | $1,882 | Jan 2025 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 06-10 | 2,379 | $3,200,000 | $1,345 | $1,869 | Dec 2024 | Resale |
| HORIZON TOWERS | 9 | CCR | 5* | 01-05 | 2,379 | $3,230,000 | $1,358 | $1,887 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.