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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LINCOLN SUITES | 11 | CCR | 2 | 06-10 | 1,076 | $2,300,000 | $2,137 | — | Feb 2026 | Resale |
| LINCOLN SUITES | 11 | CCR | 5* | 26-30 | 3,746 | $5,850,000 | $1,562 | — | Feb 2026 | Resale |
| LINCOLN SUITES | 11 | CCR | 3 | 21-25 | 1,109 | $2,580,000 | $2,327 | — | Oct 2025 | Resale |
| LINCOLN SUITES | 11 | CCR | 3 | 21-25 | 1,119 | $2,650,000 | $2,367 | — | Aug 2025 | Resale |
| LINCOLN SUITES | 11 | CCR | 4 | 21-25 | 3,143 | $5,560,000 | $1,769 | — | Jul 2025 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 06-10 | 527 | $1,250,000 | $2,370 | — | Feb 2025 | Resale |
| LINCOLN SUITES | 11 | CCR | 3 | 06-10 | 1,561 | $3,450,000 | $2,210 | — | Jan 2025 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 26-30 | 474 | $1,220,000 | $2,576 | — | Nov 2024 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 26-30 | 484 | $1,185,000 | $2,446 | — | Oct 2024 | Resale |
| LINCOLN SUITES | 11 | CCR | 2 | 06-10 | 1,033 | $2,225,000 | $2,153 | — | Jun 2024 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 21-25 | 463 | $1,168,000 | $2,524 | — | Jun 2024 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 11-15 | 463 | $1,150,000 | $2,485 | — | Dec 2023 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 06-10 | 474 | $1,085,000 | $2,291 | — | Nov 2023 | Resale |
| LINCOLN SUITES | 11 | CCR | 3 | 21-25 | 1,615 | $3,750,000 | $2,323 | — | Oct 2023 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 06-10 | 463 | $1,100,000 | $2,377 | — | Oct 2023 | Resale |
| LINCOLN SUITES | 11 | CCR | 3 | 16-20 | 1,098 | $2,550,000 | $2,323 | — | Oct 2023 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 11-15 | 463 | $1,150,000 | $2,485 | — | Aug 2023 | Resale |
| LINCOLN SUITES | 11 | CCR | 1 | 06-10 | 463 | $990,000 | $2,139 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.