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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KOON SENG HOUSE | 15 | RCR | 4* | 01-05 | 1,313 | $2,926,000 | $2,228 | $2,228 | Jan 2026 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,163 | $2,638,000 | $2,269 | $2,269 | Dec 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 4* | 01-05 | 1,313 | $2,960,000 | $2,254 | $2,254 | Dec 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,216 | $2,816,000 | $2,315 | $2,315 | Nov 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,216 | $2,800,000 | $2,302 | $2,302 | Nov 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,216 | $2,860,000 | $2,351 | $2,351 | Nov 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 2* | 01-05 | 786 | $1,819,000 | $2,315 | $2,315 | Sep 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 4* | 01-05 | 1,313 | $2,935,000 | $2,235 | $2,235 | May 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,033 | $2,387,000 | $2,310 | $2,310 | May 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,216 | $2,847,690 | $2,341 | $2,341 | Mar 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,033 | $2,441,000 | $2,362 | $2,362 | Feb 2025 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,033 | $2,398,000 | $2,321 | $2,321 | Dec 2024 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 2* | 01-05 | 786 | $1,824,570 | $2,322 | $2,322 | Nov 2024 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 3* | 01-05 | 1,033 | $2,370,000 | $2,294 | $2,294 | Aug 2024 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 2* | 01-05 | 786 | $1,894,000 | $2,410 | $2,410 | Apr 2024 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 4* | 01-05 | 1,313 | $3,000,000 | $2,285 | $2,285 | Apr 2024 | New Sale |
| KOON SENG HOUSE | 15 | RCR | 2* | 01-05 | 786 | $1,810,000 | $2,303 | $2,303 | Mar 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.