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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LE CRESCENDO | 14 | RCR | 3 | 01-05 | 1,453 | $2,498,800 | $1,720 | $1,720 | Mar 2026 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 06-10 | 1,453 | $2,470,100 | $1,700 | $1,700 | Jan 2026 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 01-05 | 1,313 | $2,160,000 | $1,645 | $1,645 | Nov 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 11-15 | 1,173 | $1,988,888 | $1,695 | $1,695 | Nov 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 11-15 | 1,378 | $2,250,000 | $1,633 | $1,633 | Oct 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 2 | 16-20 | 915 | $1,550,000 | $1,694 | $1,694 | Sep 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 06-10 | 1,313 | $2,200,000 | $1,675 | $1,675 | Aug 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 2 | 11-15 | 915 | $1,471,500 | $1,608 | $1,608 | Apr 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 06-10 | 1,184 | $1,900,000 | $1,605 | $1,605 | Mar 2025 | Resale |
| LE CRESCENDO | 14 | RCR | 3 | 01-05 | 1,421 | $1,880,000 | $1,323 | $1,323 | Dec 2024 | Resale |
| LE CRESCENDO | 14 | RCR | 2 | 01-05 | 947 | $1,465,000 | $1,547 | $1,547 | Oct 2024 | Resale |
| LE CRESCENDO | 14 | RCR | 2 | 01-05 | 915 | $1,300,000 | $1,421 | $1,421 | Oct 2024 | Resale |
| LE CRESCENDO | 14 | RCR | 2 | 11-15 | 947 | $1,410,000 | $1,489 | $1,489 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.