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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| LEONIE GARDENS | 9 | CCR | 5* | 01-05 | 1,733 | $3,100,000 | $1,789 | — | Mar 2026 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 2,540 | $4,200,000 | $1,653 | — | Mar 2026 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 1,733 | $3,100,000 | $1,789 | — | Dec 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 01-05 | 2,540 | $4,150,000 | $1,634 | — | Jul 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 1,733 | $3,160,000 | $1,823 | — | Jul 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 01-05 | 1,733 | $3,000,000 | $1,731 | — | Jun 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 16-20 | 3,617 | $6,300,000 | $1,742 | — | Apr 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 16-20 | 2,540 | $4,200,000 | $1,653 | — | Mar 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 1,733 | $3,100,000 | $1,789 | — | Feb 2025 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 1,733 | $3,050,000 | $1,760 | — | Dec 2024 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 16-20 | 2,573 | $3,900,000 | $1,516 | — | Oct 2024 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 06-10 | 1,733 | $3,180,000 | $1,835 | — | May 2024 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 2,540 | $4,608,888 | $1,814 | — | Feb 2024 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 11-15 | 1,733 | $3,120,000 | $1,800 | — | Feb 2024 | Resale |
| LEONIE GARDENS | 9 | CCR | 5* | 01-05 | 2,540 | $4,500,000 | $1,771 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.