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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LUMIERE | 2 | CCR | 1 | 31-35 | 678 | $1,190,000 | $1,755 | $2,041 | Jul 2025 | Resale |
| LUMIERE | 2 | CCR | 1 | 36-40 | 506 | $920,000 | $1,819 | $2,116 | May 2025 | Resale |
| LUMIERE | 2 | CCR | 1 | 41-45 | 678 | $1,250,000 | $1,843 | $2,144 | Apr 2025 | Resale |
| LUMIERE | 2 | CCR | 1 | 36-40 | 678 | $1,286,000 | $1,896 | $2,205 | Mar 2025 | Resale |
| LUMIERE | 2 | CCR | 1 | 41-45 | 678 | $1,301,000 | $1,919 | $2,232 | Mar 2025 | Resale |
| LUMIERE | 2 | CCR | 1 | 26-30 | 678 | $1,150,000 | $1,696 | $1,973 | Jan 2025 | Resale |
| LUMIERE | 2 | CCR | 1 | 41-45 | 678 | $1,250,000 | $1,843 | $2,144 | Nov 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 16-20 | 678 | $1,062,500 | $1,567 | $1,823 | Oct 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 41-45 | 678 | $1,297,000 | $1,913 | $2,225 | Oct 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 31-35 | 678 | $1,110,000 | $1,637 | $1,904 | Aug 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 11-15 | 678 | $1,050,000 | $1,548 | $1,801 | Apr 2024 | Resale |
| LUMIERE | 2 | CCR | 2 | 31-35 | 990 | $1,800,000 | $1,818 | $2,115 | Apr 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 31-35 | 678 | $1,150,000 | $1,696 | $1,973 | Mar 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 21-25 | 635 | $1,110,000 | $1,748 | $2,033 | Feb 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 21-25 | 678 | $1,065,000 | $1,571 | $1,827 | Jan 2024 | Resale |
| LUMIERE | 2 | CCR | 1 | 31-35 | 635 | $1,090,000 | $1,716 | $1,996 | Dec 2023 | Resale |
| LUMIERE | 2 | CCR | 1 | 21-25 | 506 | $938,000 | $1,854 | $2,156 | Nov 2023 | Resale |
| LUMIERE | 2 | CCR | 1 | 31-35 | 624 | $1,130,000 | $1,810 | $2,105 | Nov 2023 | Resale |
| LUMIERE | 2 | CCR | 1 | 11-15 | 635 | $985,000 | $1,551 | $1,804 | Nov 2023 | Resale |
| LUMIERE | 2 | CCR | 3* | 31-35 | 915 | $1,620,000 | $1,771 | $2,060 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.