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 |
|---|---|---|---|---|---|---|---|---|---|---|
| JUPITER 18 | 15 | RCR | 2* | 01-05 | 786 | $1,138,000 | $1,448 | $1,448 | Sep 2025 | Resale |
| JUPITER 18 | 15 | RCR | 2 | 01-05 | 624 | $1,100,000 | $1,762 | $1,762 | Sep 2025 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 388 | $688,000 | $1,775 | $1,775 | Dec 2024 | Resale |
| JUPITER 18 | 15 | RCR | 2 | 01-05 | 581 | $985,888 | $1,696 | $1,696 | Dec 2024 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 420 | $710,000 | $1,691 | $1,691 | Sep 2024 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 409 | $700,000 | $1,711 | $1,711 | Jul 2024 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 829 | $1,220,000 | $1,472 | $1,472 | Jun 2024 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 452 | $730,000 | $1,615 | $1,615 | Apr 2024 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 409 | $710,000 | $1,736 | $1,736 | Dec 2023 | Resale |
| JUPITER 18 | 15 | RCR | 1 | 01-05 | 420 | $685,000 | $1,632 | $1,632 | Dec 2023 | Resale |
| JUPITER 18 | 15 | RCR | 2 | 01-05 | 1,023 | $1,398,000 | $1,367 | $1,367 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.