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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | 14 | RCR | 5* | - | 1,703 | $3,335,000 | $1,958 | $1,958 | Jun 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 10 | CCR | 5* | - | 24,178 | $34,754,000 | $1,437 | $1,437 | Jun 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 10 | CCR | 5* | - | 17,563 | $25,246,000 | $1,437 | $1,437 | Jun 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | RCR | 5* | - | 2,667 | $6,600,000 | $2,474 | $2,474 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 4,560 | $6,208,050 | $1,362 | $1,362 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 15 | OCR | 5* | - | 1,615 | $6,500,000 | $4,026 | $4,026 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 20 | RCR | 5* | - | 2,878 | $6,138,000 | $2,133 | $2,133 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 3,923 | $5,308,000 | $1,353 | $1,353 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 20 | RCR | 5* | - | 2,800 | $8,750,000 | $3,125 | $3,125 | May 2026 | New Sale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 2,204 | $5,380,000 | $2,441 | $2,569 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 2,164 | $5,150,000 | $2,380 | $2,505 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 3,284 | $10,380,000 | $3,161 | $3,161 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 14 | OCR | 5* | - | 3,681 | $5,700,000 | $1,548 | $1,548 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 3,662 | $6,308,800 | $1,723 | $1,723 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 3,000 | $6,800,000 | $2,267 | $2,267 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 19 | OCR | 5* | - | 3,891 | $6,180,000 | $1,588 | $1,588 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 10 | CCR | 5* | - | 4,909 | $14,200,000 | $2,892 | $2,892 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 14 | OCR | 5* | - | 3,376 | $6,220,000 | $1,843 | $1,843 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 13 | OCR | 5* | - | 12,923 | $17,200,000 | $1,331 | $1,331 | May 2026 | Resale |
| LANDED HOUSING DEVELOPMENT | 16 | OCR | 5* | - | 2,812 | $4,850,000 | $1,725 | $1,725 | May 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.