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 TOWERS | 9 | CCR | 5* | 16-20 | 2,906 | $5,650,008 | $1,944 | $1,944 | Apr 2026 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 11-15 | 3,251 | $6,250,000 | $1,923 | $1,923 | Dec 2025 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 21-25 | 2,906 | $5,600,000 | $1,927 | $1,927 | Sep 2024 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 06-10 | 3,251 | $6,280,000 | $1,932 | $1,932 | Sep 2024 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 16-20 | 3,251 | $6,400,000 | $1,969 | $1,969 | Jun 2024 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 01-05 | 2,906 | $5,400,000 | $1,858 | $1,858 | Feb 2024 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 16-20 | 3,251 | $6,238,800 | $1,919 | $1,919 | Jan 2024 | Resale |
| LEONIE TOWERS | 9 | CCR | 5* | 11-15 | 2,960 | $5,900,000 | $1,993 | $1,993 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.