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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JADESCAPE | 20 | RCR | 3 | 16-20 | 1,055 | $2,745,000 | $2,602 | $2,889 | Apr 2026 | Resale |
| JADESCAPE | 20 | RCR | 3 | 11-15 | 904 | $2,250,000 | $2,488 | $2,763 | Apr 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 11-15 | 646 | $1,460,000 | $2,261 | $2,511 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 4 | 11-15 | 1,259 | $3,200,000 | $2,541 | $2,821 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 16-20 | 646 | $1,450,000 | $2,245 | $2,493 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 01-05 | 764 | $1,630,000 | $2,133 | $2,368 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 1 | 01-05 | 527 | $979,166 | $1,856 | $2,061 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 06-10 | 764 | $1,720,000 | $2,251 | $2,499 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 06-10 | 764 | $1,790,000 | $2,342 | $2,600 | Mar 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 16-20 | 764 | $1,835,000 | $2,401 | $2,666 | Feb 2026 | Resale |
| JADESCAPE | 20 | RCR | 3 | 06-10 | 1,152 | $2,918,888 | $2,534 | $2,814 | Feb 2026 | Resale |
| JADESCAPE | 20 | RCR | 3 | 21-25 | 1,055 | $2,750,000 | $2,607 | $2,895 | Feb 2026 | Resale |
| JADESCAPE | 20 | RCR | 1 | 16-20 | 527 | $1,080,000 | $2,048 | $2,274 | Jan 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 16-20 | 764 | $1,755,000 | $2,296 | $2,549 | Jan 2026 | Resale |
| JADESCAPE | 20 | RCR | 4 | 01-05 | 1,647 | $4,072,000 | $2,473 | $2,746 | Jan 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 16-20 | 764 | $1,788,000 | $2,340 | $2,598 | Jan 2026 | Resale |
| JADESCAPE | 20 | RCR | 2 | 01-05 | 764 | $1,685,000 | $2,205 | $2,448 | Jan 2026 | Resale |
| JADESCAPE | 20 | RCR | 3 | 11-15 | 1,141 | $2,900,000 | $2,542 | $2,823 | Jan 2026 | Resale |
| JADESCAPE | 20 | RCR | 3 | 06-10 | 1,012 | $2,648,000 | $2,617 | $2,906 | Dec 2025 | Resale |
| JADESCAPE | 20 | RCR | 4 | 06-10 | 1,259 | $3,180,000 | $2,525 | $2,804 | Dec 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.