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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 764 | $1,330,000 | $1,740 | — | May 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 11-15 | 872 | $1,608,000 | $1,844 | — | May 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 11-15 | 1,141 | $2,220,000 | $1,946 | — | Apr 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 01-05 | 1,141 | $2,230,000 | $1,954 | — | Apr 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 775 | $1,280,000 | $1,652 | — | Mar 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 732 | $1,288,000 | $1,760 | — | Mar 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 06-10 | 1,109 | $2,160,000 | $1,948 | — | Mar 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 16-20 | 1,012 | $1,868,888 | $1,847 | — | Feb 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 1 | 11-15 | 463 | $845,000 | $1,826 | — | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 06-10 | 732 | $1,318,000 | $1,801 | — | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 01-05 | 872 | $1,602,888 | $1,838 | — | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 4 | 11-15 | 1,335 | $2,680,000 | $2,008 | — | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 06-10 | 1,152 | $2,150,000 | $1,867 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 721 | $1,280,000 | $1,775 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 01-05 | 732 | $1,270,000 | $1,735 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 4 | 01-05 | 1,335 | $2,528,888 | $1,895 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 16-20 | 1,152 | $2,180,000 | $1,893 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 4 | 06-10 | 1,324 | $2,500,000 | $1,888 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 06-10 | 775 | $1,330,888 | $1,717 | — | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 06-10 | 732 | $1,262,000 | $1,724 | — | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.