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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JARDIN | 21 | RCR | 4 | 01-05 | 1,894 | $3,600,000 | $1,900 | $1,900 | Jul 2025 | Resale |
| JARDIN | 21 | RCR | 3 | 01-05 | 1,690 | $3,410,000 | $2,018 | $2,018 | Jul 2025 | Resale |
| JARDIN | 21 | RCR | 2 | 06-10 | 1,098 | $2,233,888 | $2,035 | $2,035 | Jun 2025 | Resale |
| JARDIN | 21 | RCR | 2 | 06-10 | 1,206 | $2,428,000 | $2,014 | $2,014 | May 2025 | Resale |
| JARDIN | 21 | RCR | 2 | 01-05 | 1,098 | $2,130,000 | $1,940 | $1,940 | Oct 2024 | Resale |
| JARDIN | 21 | RCR | 2 | 01-05 | 1,130 | $2,150,000 | $1,902 | $1,902 | Aug 2024 | Resale |
| JARDIN | 21 | RCR | 3* | 06-10 | 1,044 | $2,080,000 | $1,992 | $1,992 | Apr 2024 | Resale |
| JARDIN | 21 | RCR | 2 | 01-05 | 958 | $1,792,000 | $1,871 | $1,871 | Apr 2024 | Resale |
| JARDIN | 21 | RCR | 2 | 06-10 | 958 | $1,828,888 | $1,909 | $1,909 | Apr 2024 | Resale |
| JARDIN | 21 | RCR | 4 | 01-05 | 1,776 | $3,280,000 | $1,847 | $1,847 | Apr 2024 | Resale |
| JARDIN | 21 | RCR | 3 | 01-05 | 1,711 | $3,350,000 | $1,957 | $1,957 | Jan 2024 | Resale |
| JARDIN | 21 | RCR | 4 | 01-05 | 1,819 | $3,550,000 | $1,952 | $1,952 | Oct 2023 | Resale |
| JARDIN | 21 | RCR | 3 | 01-05 | 1,701 | $3,315,000 | $1,949 | $1,949 | Oct 2023 | Resale |
| JARDIN | 21 | RCR | 3 | 01-05 | 1,722 | $3,260,000 | $1,893 | $1,893 | Oct 2023 | Resale |
| JARDIN | 21 | RCR | 4 | 01-05 | 1,894 | $3,790,000 | $2,001 | $2,001 | Jul 2023 | Resale |
| JARDIN | 21 | RCR | 4 | 01-05 | 1,819 | $3,350,000 | $1,842 | $1,842 | Jul 2023 | Resale |
| JARDIN | 21 | RCR | 3 | 06-10 | 1,701 | $3,250,000 | $1,911 | $1,911 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.