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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KAP RESIDENCES | 21 | RCR | 1 | 01-05 | 495 | $988,000 | $1,995 | $1,995 | Sep 2025 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 06-10 | 926 | $1,680,000 | $1,815 | $1,815 | Aug 2025 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 01-05 | 1,012 | $1,820,000 | $1,799 | $1,799 | May 2025 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 06-10 | 1,012 | $1,730,000 | $1,710 | $1,710 | Oct 2024 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 01-05 | 700 | $1,430,000 | $2,044 | $2,044 | Oct 2024 | Resale |
| KAP RESIDENCES | 21 | RCR | 3 | 01-05 | 872 | $1,580,000 | $1,812 | $1,812 | Aug 2024 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 01-05 | 904 | $1,660,000 | $1,836 | $1,836 | Jul 2024 | Resale |
| KAP RESIDENCES | 21 | RCR | 1 | 01-05 | 495 | $885,000 | $1,787 | $1,787 | Feb 2024 | Resale |
| KAP RESIDENCES | 21 | RCR | 4 | 06-10 | 1,367 | $2,350,000 | $1,719 | $1,719 | Dec 2023 | Resale |
| KAP RESIDENCES | 21 | RCR | 1 | 01-05 | 538 | $1,018,000 | $1,892 | $1,892 | Oct 2023 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 01-05 | 689 | $1,435,000 | $2,083 | $2,083 | Jul 2023 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 01-05 | 667 | $1,360,000 | $2,038 | $2,038 | Jul 2023 | Resale |
| KAP RESIDENCES | 21 | RCR | 1 | 01-05 | 495 | $940,000 | $1,898 | $1,898 | Jun 2023 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 06-10 | 926 | $1,650,000 | $1,782 | $1,782 | Jun 2023 | Resale |
| KAP RESIDENCES | 21 | RCR | 2 | 01-05 | 850 | $1,555,555 | $1,829 | $1,829 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.