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 |
|---|---|---|---|---|---|---|---|---|---|---|
| LYNDENWOODS | 5 | RCR | 4 | 21-25 | 1,647 | $4,254,000 | $2,583 | $2,693 | Mar 2026 | New Sale |
| LYNDENWOODS | 5 | RCR | 4 | 21-25 | 1,647 | $4,230,000 | $2,568 | $2,678 | Nov 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 01-05 | 1,292 | $3,043,000 | $2,356 | $2,457 | Oct 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 11-15 | 1,292 | $3,185,000 | $2,466 | $2,571 | Oct 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 01-05 | 1,292 | $3,071,000 | $2,378 | $2,480 | Oct 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 16-20 | 1,292 | $3,250,000 | $2,516 | $2,624 | Oct 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 2 | 16-20 | 883 | $2,319,000 | $2,627 | $2,739 | Sep 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 4 | 16-20 | 1,647 | $4,180,000 | $2,538 | $2,647 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 06-10 | 1,023 | $2,469,000 | $2,415 | $2,518 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 11-15 | 1,292 | $3,262,000 | $2,525 | $2,633 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 06-10 | 1,292 | $3,171,000 | $2,455 | $2,560 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 11-15 | 1,292 | $3,198,000 | $2,476 | $2,582 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 16-20 | 1,292 | $3,340,000 | $2,586 | $2,697 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 11-15 | 1,292 | $3,226,000 | $2,498 | $2,605 | Aug 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 2 | 16-20 | 883 | $2,251,000 | $2,550 | $2,659 | Jul 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 2 | 01-05 | 721 | $1,746,000 | $2,421 | $2,525 | Jul 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 2 | 16-20 | 883 | $2,156,000 | $2,443 | $2,547 | Jul 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 2 | 16-20 | 635 | $1,541,000 | $2,427 | $2,531 | Jul 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 16-20 | 1,292 | $3,175,000 | $2,458 | $2,563 | Jul 2025 | New Sale |
| LYNDENWOODS | 5 | RCR | 3 | 21-25 | 1,292 | $3,420,000 | $2,648 | $2,761 | Jul 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.