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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LUCKY PLAZA | 9 | CCR | 5* | 11-15 | 1,647 | $2,950,000 | $1,791 | $1,791 | Nov 2025 | Resale |
| LUCKY PLAZA | 9 | CCR | 5* | 11-15 | 1,647 | $3,218,999 | $1,955 | $1,955 | Nov 2025 | Resale |
| LUCKY PLAZA | 9 | CCR | 5* | 11-15 | 1,647 | $2,955,000 | $1,794 | $1,794 | Sep 2025 | Resale |
| LUCKY PLAZA | 9 | CCR | 4* | 21-25 | 1,550 | $3,100,000 | $2,000 | $2,000 | Dec 2024 | Resale |
| LUCKY PLAZA | 9 | CCR | 2* | 21-25 | 872 | $2,000,000 | $2,294 | $2,294 | Nov 2024 | Resale |
| LUCKY PLAZA | 9 | CCR | 5* | 16-20 | 1,647 | $3,100,000 | $1,882 | $1,882 | Aug 2024 | Resale |
| LUCKY PLAZA | 9 | CCR | 4* | 16-20 | 1,550 | $3,100,000 | $2,000 | $2,000 | Jul 2023 | Resale |
| LUCKY PLAZA | 9 | CCR | 4* | 21-25 | 1,550 | $3,200,000 | $2,065 | $2,065 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.