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 |
|---|---|---|---|---|---|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 16-20 | 657 | $2,005,000 | $3,054 | $3,208 | Apr 2026 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 1 | 06-10 | 495 | $1,280,000 | $2,585 | $2,715 | Mar 2026 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 11-15 | 657 | $1,905,000 | $2,901 | $3,047 | Mar 2026 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 1 | 16-20 | 452 | $1,380,000 | $3,053 | $3,207 | Feb 2026 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 1 | 26-30 | 398 | $995,000 | $2,498 | $2,624 | Feb 2026 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 4 | 06-10 | 1,539 | $4,320,000 | $2,807 | $2,949 | Jan 2026 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 01-05 | 614 | $1,732,000 | $2,823 | $2,965 | Dec 2025 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 1 | 16-20 | 506 | $1,390,000 | $2,748 | $2,887 | Dec 2025 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 16-20 | 657 | $2,000,000 | $3,046 | $3,200 | Oct 2025 | Resale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 11-15 | 657 | $1,985,000 | $3,023 | $3,175 | Sep 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 3 | 11-15 | 861 | $2,678,000 | $3,110 | $3,267 | Sep 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 3 | 21-25 | 861 | $2,730,000 | $3,170 | $3,330 | Sep 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 06-10 | 657 | $1,950,000 | $2,970 | $3,120 | Sep 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 4 | 11-15 | 1,582 | $5,050,000 | $3,192 | $3,353 | Aug 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 3 | 01-05 | 861 | $2,580,000 | $2,996 | $3,147 | Aug 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 16-20 | 667 | $1,940,000 | $2,907 | $3,054 | Aug 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 11-15 | 678 | $2,025,000 | $2,986 | $3,137 | Aug 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 1 | 26-30 | 495 | $1,498,000 | $3,025 | $3,178 | Aug 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 2 | 06-10 | 667 | $1,980,000 | $2,967 | $3,117 | Aug 2025 | Sub Sale |
| IRWELL HILL RESIDENCES | 9 | CCR | 1 | 06-10 | 495 | $1,285,000 | $2,595 | $2,726 | Jul 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.