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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KEW GATE | 16 | OCR | 5* | - | 2,260 | $2,330,000 | $1,031 | $1,289 | Aug 2025 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,260 | $2,358,000 | $1,043 | $1,304 | Mar 2025 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,250 | $2,300,000 | $1,022 | $1,278 | Aug 2024 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,831 | $2,330,000 | $823 | $1,029 | Aug 2024 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,260 | $2,180,000 | $964 | $1,205 | Jul 2024 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,820 | $2,240,888 | $795 | $994 | Jul 2024 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,831 | $2,200,000 | $777 | $971 | May 2024 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,314 | $2,010,000 | $869 | $1,086 | Apr 2024 | Resale |
| KEW GATE | 16 | OCR | 5* | - | 2,250 | $1,850,000 | $822 | $1,028 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.