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 |
|---|---|---|---|---|---|---|---|---|---|---|
| IMPERIAL HEIGHTS | 15 | RCR | 1* | 06-10 | 592 | $980,000 | $1,655 | $1,655 | Dec 2025 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 1 | 01-05 | 452 | $755,000 | $1,670 | $1,670 | Jul 2025 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 2* | 11-15 | 775 | $1,480,999 | $1,911 | $1,911 | Dec 2024 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 1* | 01-05 | 581 | $993,000 | $1,708 | $1,708 | Sep 2024 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 1 | 06-10 | 452 | $800,000 | $1,770 | $1,770 | Apr 2024 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 1 | 11-15 | 452 | $800,000 | $1,770 | $1,770 | Apr 2024 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 1 | 16-20 | 452 | $790,000 | $1,747 | $1,747 | Dec 2023 | Resale |
| IMPERIAL HEIGHTS | 15 | RCR | 1 | 06-10 | 452 | $765,000 | $1,692 | $1,692 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.