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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 11-15 | 1,141 | $2,220,000 | $1,946 | $2,205 | Apr 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 01-05 | 1,141 | $2,230,000 | $1,954 | $2,214 | Apr 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 06-10 | 1,109 | $2,160,000 | $1,948 | $2,207 | Mar 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 775 | $1,280,000 | $1,652 | $1,872 | Mar 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 732 | $1,288,000 | $1,760 | $1,994 | Mar 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 16-20 | 1,012 | $1,868,888 | $1,847 | $2,093 | Feb 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 06-10 | 732 | $1,318,000 | $1,801 | $2,041 | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 4 | 11-15 | 1,335 | $2,680,000 | $2,008 | $2,275 | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 01-05 | 872 | $1,602,888 | $1,838 | $2,083 | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 1 | 11-15 | 463 | $845,000 | $1,826 | $2,069 | Jan 2026 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 4 | 01-05 | 1,335 | $2,528,888 | $1,895 | $2,147 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 01-05 | 732 | $1,270,000 | $1,735 | $1,966 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 06-10 | 1,152 | $2,150,000 | $1,867 | $2,115 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 11-15 | 721 | $1,280,000 | $1,775 | $2,011 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 4 | 06-10 | 1,324 | $2,500,000 | $1,888 | $2,139 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 16-20 | 1,152 | $2,180,000 | $1,893 | $2,145 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 06-10 | 775 | $1,330,888 | $1,717 | $1,945 | Dec 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 06-10 | 936 | $1,650,000 | $1,762 | $1,996 | Oct 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 2 | 16-20 | 807 | $1,350,000 | $1,672 | $1,895 | Oct 2025 | Resale |
| JEWEL @ BUANGKOK | 19 | OCR | 3 | 06-10 | 1,109 | $2,168,888 | $1,956 | $2,216 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.