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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,948 | $2,300,000 | $1,181 | $1,413 | Feb 2026 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,948 | $2,268,000 | $1,164 | $1,392 | Feb 2026 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,227 | $1,870,000 | $1,524 | $1,823 | Jul 2025 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,981 | $2,015,000 | $1,017 | $1,217 | Feb 2025 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 2 | 01-05 | 1,195 | $1,550,000 | $1,297 | $1,551 | Jan 2025 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 2 | 01-05 | 1,055 | $1,560,000 | $1,479 | $1,769 | Jan 2025 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,216 | $1,727,500 | $1,420 | $1,699 | Nov 2024 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,948 | $2,150,000 | $1,104 | $1,321 | Jul 2024 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 3 | 01-05 | 1,216 | $1,760,000 | $1,447 | $1,731 | May 2024 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 2 | 01-05 | 1,033 | $1,520,000 | $1,471 | $1,760 | Mar 2024 | Resale |
| LEGENDA AT JOO CHIAT | 15 | RCR | 2 | 01-05 | 1,044 | $1,518,000 | $1,454 | $1,739 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.