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 MANSION | 15 | RCR | 5* | 06-10 | 1,604 | $3,350,000 | $2,089 | $2,089 | Nov 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 01-05 | 1,604 | $3,190,000 | $1,989 | $1,989 | Oct 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 21-25 | 1,604 | $3,250,000 | $2,026 | $2,026 | Aug 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 11-15 | 2,734 | $4,690,000 | $1,715 | $1,715 | Jul 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 01-05 | 1,604 | $3,150,000 | $1,964 | $1,964 | Jun 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 11-15 | 1,808 | $3,688,888 | $2,040 | $2,040 | May 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 01-05 | 2,734 | $4,830,000 | $1,767 | $1,767 | Mar 2025 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 01-05 | 2,734 | $4,780,000 | $1,748 | $1,748 | Nov 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 21-25 | 1,604 | $3,450,000 | $2,151 | $2,151 | Oct 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 01-05 | 1,808 | $3,350,000 | $1,853 | $1,853 | May 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 21-25 | 1,604 | $3,300,000 | $2,058 | $2,058 | May 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 16-20 | 1,604 | $3,060,000 | $1,908 | $1,908 | Mar 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 01-05 | 1,808 | $3,195,000 | $1,767 | $1,767 | Feb 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 16-20 | 1,604 | $3,200,000 | $1,995 | $1,995 | Feb 2024 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 06-10 | 1,808 | $3,500,000 | $1,935 | $1,935 | Nov 2023 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 11-15 | 1,604 | $3,050,000 | $1,902 | $1,902 | Oct 2023 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 16-20 | 1,604 | $2,980,000 | $1,858 | $1,858 | Jul 2023 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 16-20 | 1,808 | $3,350,000 | $1,853 | $1,853 | Jun 2023 | Resale |
| KING'S MANSION | 15 | RCR | 5* | 21-25 | 1,604 | $2,950,000 | $1,839 | $1,839 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.