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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| JERVOIS MANSION | 10 | CCR | 3 | 01-05 | 1,001 | $3,025,000 | $3,022 | — | Apr 2026 | Sub Sale |
| JERVOIS MANSION | 10 | CCR | 4 | 01-05 | 1,539 | $4,309,200 | $2,800 | — | Mar 2026 | Sub Sale |
| JERVOIS MANSION | 10 | CCR | 2 | 01-05 | 753 | $2,150,000 | $2,853 | — | Oct 2025 | Sub Sale |
| JERVOIS MANSION | 10 | CCR | 2 | 01-05 | 678 | $1,730,000 | $2,551 | — | Aug 2025 | Sub Sale |
| JERVOIS MANSION | 10 | CCR | 1 | 01-05 | 495 | $1,410,000 | $2,848 | — | Apr 2025 | Sub Sale |
| JERVOIS MANSION | 10 | CCR | 2 | 01-05 | 807 | $1,816,570 | $2,250 | — | Nov 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.