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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 3,819 | $8,000,000 | $2,095 | $2,095 | Jan 2026 | Resale |
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 3,212 | $7,300,000 | $2,273 | $2,273 | Dec 2025 | Resale |
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 6,830 | $11,500,000 | $1,684 | $1,684 | Apr 2025 | Resale |
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 3,569 | $7,888,888 | $2,210 | $2,210 | Apr 2025 | Resale |
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 4,635 | $10,880,000 | $2,347 | $2,347 | Nov 2024 | Resale |
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 1,934 | $5,250,000 | $2,714 | $2,714 | Apr 2024 | Resale |
| LAUW & SONS GARDEN | 20 | RCR | 5* | - | 1,989 | $4,200,000 | $2,111 | $2,111 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.