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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KENTISH GREEN | 8 | RCR | 2 | 06-10 | 1,076 | $1,400,000 | $1,301 | $1,615 | Aug 2025 | Resale |
| KENTISH GREEN | 8 | RCR | 2 | 06-10 | 1,098 | $1,390,000 | $1,266 | $1,571 | Jul 2025 | Resale |
| KENTISH GREEN | 8 | RCR | 2 | 01-05 | 1,076 | $1,430,000 | $1,329 | $1,650 | Oct 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3* | 01-05 | 1,216 | $1,450,000 | $1,192 | $1,480 | Oct 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3 | 01-05 | 1,324 | $1,700,000 | $1,284 | $1,594 | Oct 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3 | 01-05 | 1,324 | $1,690,000 | $1,276 | $1,584 | Sep 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3 | 01-05 | 1,270 | $1,700,000 | $1,338 | $1,661 | Jul 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3 | 01-05 | 1,324 | $1,688,888 | $1,276 | $1,584 | Jun 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 2 | 01-05 | 1,076 | $1,450,000 | $1,347 | $1,672 | Mar 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3 | 01-05 | 1,259 | $1,680,000 | $1,334 | $1,656 | Jan 2024 | Resale |
| KENTISH GREEN | 8 | RCR | 3 | 01-05 | 1,356 | $1,660,000 | $1,224 | $1,519 | Dec 2023 | Resale |
| KENTISH GREEN | 8 | RCR | 2 | 01-05 | 1,098 | $1,400,000 | $1,275 | $1,583 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.