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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JUI RESIDENCES | 12 | RCR | 2 | 06-10 | 710 | $1,358,888 | $1,913 | $1,913 | Feb 2026 | Resale |
| JUI RESIDENCES | 12 | RCR | 3 | 16-20 | 947 | $1,960,000 | $2,069 | $2,069 | Feb 2026 | Resale |
| JUI RESIDENCES | 12 | RCR | 2 | 11-15 | 657 | $1,350,000 | $2,056 | $2,056 | Feb 2026 | Resale |
| JUI RESIDENCES | 12 | RCR | 2 | 06-10 | 700 | $1,357,800 | $1,941 | $1,941 | Sep 2025 | Resale |
| JUI RESIDENCES | 12 | RCR | 3 | 16-20 | 947 | $1,910,000 | $2,016 | $2,016 | Aug 2025 | Resale |
| JUI RESIDENCES | 12 | RCR | 2 | 06-10 | 710 | $1,340,000 | $1,886 | $1,886 | Aug 2025 | Resale |
| JUI RESIDENCES | 12 | RCR | 2* | 11-15 | 883 | $1,758,888 | $1,993 | $1,993 | Apr 2025 | Resale |
| JUI RESIDENCES | 12 | RCR | 1 | 06-10 | 431 | $840,888 | $1,953 | $1,953 | Feb 2025 | Resale |
| JUI RESIDENCES | 12 | RCR | 2 | 16-20 | 657 | $1,305,678 | $1,989 | $1,989 | Nov 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 2 | 16-20 | 700 | $1,390,000 | $1,987 | $1,987 | Aug 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 1 | 11-15 | 463 | $850,000 | $1,836 | $1,836 | Jul 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 3 | 11-15 | 1,001 | $2,080,000 | $2,078 | $2,078 | Jul 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 1 | 06-10 | 463 | $878,000 | $1,897 | $1,897 | May 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 3 | 16-20 | 893 | $1,899,000 | $2,126 | $2,126 | May 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 2 | 11-15 | 700 | $1,388,000 | $1,984 | $1,984 | Apr 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 3 | 06-10 | 893 | $1,620,000 | $1,813 | $1,813 | Mar 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 1 | 16-20 | 463 | $869,888 | $1,879 | $1,879 | Feb 2024 | Resale |
| JUI RESIDENCES | 12 | RCR | 1 | 06-10 | 431 | $840,000 | $1,951 | $1,951 | Oct 2023 | Resale |
| JUI RESIDENCES | 12 | RCR | 1 | 06-10 | 463 | $854,888 | $1,847 | $1,847 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.