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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ISLAND PARK | 20 | RCR | 5* | - | 3,787 | $7,750,000 | $2,047 | $2,047 | Feb 2026 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 4,203 | $6,300,000 | $1,499 | $1,499 | Jan 2026 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 3,828 | $5,720,000 | $1,494 | $1,494 | Sep 2025 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 4,230 | $6,238,000 | $1,475 | $1,475 | Apr 2025 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 3,954 | $5,850,000 | $1,480 | $1,480 | Mar 2025 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 4,121 | $5,980,000 | $1,451 | $1,451 | Feb 2025 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 4,288 | $5,900,000 | $1,376 | $1,376 | Sep 2024 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 3,524 | $7,700,000 | $2,185 | $2,185 | Feb 2024 | Resale |
| ISLAND PARK | 20 | RCR | 5* | - | 4,280 | $5,550,000 | $1,297 | $1,297 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.