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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ICON | 2 | CCR | 1 | 26-30 | 570 | $1,068,000 | $1,872 | $2,227 | May 2026 | Resale |
| ICON | 2 | CCR | 1 | 06-10 | 581 | $1,020,000 | $1,755 | $2,087 | May 2026 | Resale |
| ICON | 2 | CCR | 4 | 11-15 | 904 | $1,735,000 | $1,919 | $2,282 | May 2026 | Resale |
| ICON | 2 | CCR | 2* | 21-25 | 786 | $1,230,000 | $1,565 | $1,861 | Apr 2026 | Resale |
| ICON | 2 | CCR | 2* | 11-15 | 786 | $1,170,000 | $1,489 | $1,771 | Apr 2026 | Resale |
| ICON | 2 | CCR | 2* | 16-20 | 700 | $1,177,500 | $1,683 | $2,002 | Apr 2026 | Resale |
| ICON | 2 | CCR | 1 | 26-30 | 570 | $1,045,000 | $1,832 | $2,179 | Apr 2026 | Resale |
| ICON | 2 | CCR | 2* | 11-15 | 786 | $1,225,000 | $1,559 | $1,854 | Apr 2026 | Resale |
| ICON | 2 | CCR | 1 | 16-20 | 581 | $1,100,000 | $1,892 | $2,250 | Mar 2026 | Resale |
| ICON | 2 | CCR | 1 | 11-15 | 560 | $980,000 | $1,751 | $2,083 | Mar 2026 | Resale |
| ICON | 2 | CCR | 1 | 11-15 | 581 | $1,030,000 | $1,772 | $2,108 | Feb 2026 | Resale |
| ICON | 2 | CCR | 4 | 11-15 | 915 | $1,550,000 | $1,694 | $2,015 | Feb 2026 | Resale |
| ICON | 2 | CCR | 4 | 21-25 | 915 | $1,810,000 | $1,978 | $2,353 | Jan 2026 | Resale |
| ICON | 2 | CCR | 2* | 11-15 | 657 | $1,190,000 | $1,812 | $2,155 | Dec 2025 | Resale |
| ICON | 2 | CCR | 1 | 06-10 | 570 | $1,008,000 | $1,767 | $2,102 | Dec 2025 | Resale |
| ICON | 2 | CCR | 2* | 21-25 | 786 | $1,270,000 | $1,616 | $1,922 | Dec 2025 | Resale |
| ICON | 2 | CCR | 1 | 26-30 | 581 | $1,038,000 | $1,786 | $2,124 | Nov 2025 | Resale |
| ICON | 2 | CCR | 2* | 11-15 | 700 | $1,180,000 | $1,687 | $2,007 | Oct 2025 | Resale |
| ICON | 2 | CCR | 2 | 21-25 | 926 | $1,730,000 | $1,869 | $2,223 | Oct 2025 | Resale |
| ICON | 2 | CCR | 1 | 26-30 | 581 | $1,040,000 | $1,789 | $2,128 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.