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 |
|---|---|---|---|---|---|---|---|---|---|---|
| KOPAR AT NEWTON | 9 | CCR | 3 | 16-20 | 958 | $2,620,000 | $2,735 | $3,030 | May 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 1 | 06-10 | 517 | $1,168,000 | $2,261 | $2,505 | May 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 06-10 | 689 | $1,690,000 | $2,453 | $2,718 | Apr 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 1 | 11-15 | 517 | $1,167,000 | $2,259 | $2,503 | Apr 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 4 | 01-05 | 1,528 | $4,180,000 | $2,735 | $3,030 | Apr 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 06-10 | 689 | $1,710,000 | $2,482 | $2,750 | Mar 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 3 | 16-20 | 1,055 | $2,988,000 | $2,833 | $3,139 | Mar 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 3 | 01-05 | 915 | $2,280,000 | $2,492 | $2,761 | Feb 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 16-20 | 689 | $1,780,000 | $2,584 | $2,863 | Feb 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 3 | 16-20 | 915 | $2,480,000 | $2,711 | $3,004 | Feb 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 06-10 | 614 | $1,520,000 | $2,477 | $2,745 | Feb 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 3 | 01-05 | 1,055 | $2,750,000 | $2,607 | $2,889 | Jan 2026 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 06-10 | 689 | $1,610,000 | $2,337 | $2,589 | Dec 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 06-10 | 689 | $1,700,000 | $2,468 | $2,735 | Dec 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 4 | 11-15 | 1,604 | $4,260,000 | $2,656 | $2,943 | Nov 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 01-05 | 689 | $1,678,000 | $2,436 | $2,699 | Nov 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 16-20 | 689 | $1,786,000 | $2,593 | $2,873 | Oct 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 2 | 01-05 | 689 | $1,666,000 | $2,418 | $2,679 | Sep 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 3 | 06-10 | 1,055 | $2,810,000 | $2,664 | $2,952 | Sep 2025 | Resale |
| KOPAR AT NEWTON | 9 | CCR | 1 | 01-05 | 517 | $1,088,000 | $2,106 | $2,334 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.