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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LEONIE SUITES | 9 | CCR | 2* | 26-30 | 689 | $1,250,000 | $1,815 | $2,159 | Feb 2026 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 11-15 | 936 | $1,900,000 | $2,029 | $2,413 | Aug 2025 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 16-20 | 936 | $1,900,000 | $2,029 | $2,413 | Aug 2025 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 11-15 | 936 | $1,910,000 | $2,040 | $2,426 | Aug 2025 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 21-25 | 926 | $1,830,000 | $1,977 | $2,351 | Jul 2025 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 01-05 | 990 | $1,750,000 | $1,767 | $2,102 | Jan 2025 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 11-15 | 936 | $1,839,000 | $1,964 | $2,336 | Oct 2024 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 11-15 | 926 | $1,780,000 | $1,923 | $2,287 | Sep 2024 | Resale |
| LEONIE SUITES | 9 | CCR | 2* | 11-15 | 689 | $1,261,800 | $1,832 | $2,179 | Mar 2024 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 26-30 | 926 | $1,880,000 | $2,031 | $2,416 | Feb 2024 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 16-20 | 936 | $1,780,000 | $1,901 | $2,261 | Jan 2024 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 26-30 | 936 | $1,870,000 | $1,997 | $2,375 | Jul 2023 | Resale |
| LEONIE SUITES | 9 | CCR | 3* | 11-15 | 936 | $1,700,000 | $1,815 | $2,159 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.