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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 463 | $790,000 | $1,707 | $1,707 | Jan 2026 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 398 | $724,000 | $1,818 | $1,818 | Sep 2025 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $740,000 | $1,809 | $1,809 | Jul 2025 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $759,000 | $1,856 | $1,856 | Jun 2025 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $750,000 | $1,834 | $1,834 | Apr 2025 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $735,000 | $1,797 | $1,797 | Mar 2025 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 431 | $735,000 | $1,707 | $1,707 | Aug 2024 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $715,000 | $1,748 | $1,748 | Jul 2024 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 689 | $790,000 | $1,147 | $1,147 | Dec 2023 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $725,000 | $1,772 | $1,772 | Nov 2023 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 388 | $678,000 | $1,750 | $1,750 | Jun 2023 | Resale |
| JOOL SUITES | 8 | RCR | 1 | 01-05 | 409 | $710,000 | $1,736 | $1,736 | May 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.