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 REGAL | 14 | RCR | 2 | 01-05 | 517 | $775,000 | $1,500 | $1,500 | Jan 2026 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 420 | $628,000 | $1,496 | $1,496 | Oct 2025 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 689 | $770,000 | $1,118 | $1,118 | Sep 2025 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 689 | $760,000 | $1,103 | $1,103 | May 2025 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 420 | $615,000 | $1,465 | $1,465 | Oct 2024 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 366 | $575,000 | $1,571 | $1,571 | Apr 2024 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 366 | $572,000 | $1,563 | $1,563 | Feb 2024 | Resale |
| LE REGAL | 14 | RCR | 2* | 01-05 | 786 | $783,000 | $996 | $996 | Jan 2024 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 420 | $618,000 | $1,472 | $1,472 | Nov 2023 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 689 | $750,000 | $1,089 | $1,089 | Sep 2023 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 689 | $760,000 | $1,103 | $1,103 | Aug 2023 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 689 | $772,888 | $1,122 | $1,122 | Jul 2023 | Resale |
| LE REGAL | 14 | RCR | 1 | 01-05 | 366 | $565,000 | $1,544 | $1,544 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.