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 |
|---|---|---|---|---|---|---|---|---|---|---|
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 36-40 | 1,033 | $1,400,000 | $1,355 | $2,024 | Mar 2026 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 41-45 | 1,033 | $1,420,000 | $1,374 | $2,052 | Oct 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 5* | 36-40 | 1,604 | $1,732,000 | $1,080 | $1,613 | Sep 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 4* | 46-50 | 1,507 | $1,700,000 | $1,128 | $1,685 | Jul 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 4* | 46-50 | 1,593 | $1,800,000 | $1,130 | $1,688 | Jun 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 5* | 41-45 | 1,604 | $1,850,000 | $1,153 | $1,722 | Mar 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 46-50 | 1,033 | $1,480,000 | $1,432 | $2,139 | Feb 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 2* | 41-45 | 861 | $1,020,000 | $1,185 | $1,770 | Feb 2025 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 46-50 | 1,033 | $1,350,000 | $1,306 | $1,951 | Sep 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 36-40 | 1,033 | $1,326,000 | $1,283 | $1,916 | Aug 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 2* | 36-40 | 861 | $1,020,000 | $1,185 | $1,770 | Aug 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 5* | 46-50 | 1,604 | $1,800,000 | $1,122 | $1,676 | Jun 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 4* | 41-45 | 1,496 | $1,800,000 | $1,203 | $1,797 | Jun 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 2* | 46-50 | 861 | $1,020,000 | $1,185 | $1,770 | May 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 46-50 | 1,033 | $1,300,000 | $1,258 | $1,879 | Apr 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 46-50 | 1,033 | $1,300,000 | $1,258 | $1,879 | Feb 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 5* | 41-45 | 1,604 | $1,800,000 | $1,122 | $1,676 | Jan 2024 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 2* | 41-45 | 861 | $1,100,000 | $1,277 | $1,907 | Nov 2023 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 36-40 | 1,033 | $1,350,000 | $1,306 | $1,951 | Oct 2023 | Resale |
| INTERNATIONAL PLAZA | 2 | CCR | 3* | 36-40 | 1,033 | $1,330,000 | $1,287 | $1,922 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.