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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KING'S GARDEN | 10 | CCR | 5* | - | 4,534 | $16,650,000 | $3,672 | $3,865 | Jan 2026 | Resale |
| KING'S GARDEN | 10 | CCR | 5* | - | 4,362 | $11,200,000 | $2,568 | $2,703 | Oct 2025 | Resale |
| KING'S GARDEN | 10 | CCR | 5* | - | 4,117 | $9,630,000 | $2,339 | $2,339 | Jul 2024 | Resale |
| KING'S GARDEN | 10 | CCR | 5* | - | 2,697 | $7,200,000 | $2,669 | $2,669 | Apr 2024 | Resale |
| KING'S GARDEN | 10 | CCR | 5* | - | 2,144 | $5,700,000 | $2,658 | $2,658 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.