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 |
|---|---|---|---|---|---|---|---|---|---|---|
| M5 | 10 | CCR | 3* | 11-15 | 1,012 | $1,718,000 | $1,698 | $1,698 | Dec 2025 | Resale |
| M5 | 10 | CCR | 2* | 01-05 | 753 | $1,535,000 | $2,037 | $2,037 | Nov 2025 | Resale |
| M5 | 10 | CCR | 2* | 06-10 | 743 | $1,566,300 | $2,109 | $2,109 | Oct 2025 | Resale |
| M5 | 10 | CCR | 1* | 06-10 | 441 | $935,000 | $2,119 | $2,119 | Aug 2025 | Resale |
| M5 | 10 | CCR | 2* | 11-15 | 743 | $1,590,000 | $2,141 | $2,141 | Mar 2025 | Resale |
| M5 | 10 | CCR | 2* | 11-15 | 753 | $1,600,000 | $2,124 | $2,124 | Feb 2025 | Resale |
| M5 | 10 | CCR | 2* | 06-10 | 743 | $1,548,000 | $2,084 | $2,084 | Jan 2025 | Resale |
| M5 | 10 | CCR | 2* | 06-10 | 753 | $1,540,000 | $2,044 | $2,044 | Dec 2024 | Resale |
| M5 | 10 | CCR | 2* | 06-10 | 753 | $1,578,500 | $2,095 | $2,095 | Dec 2024 | Resale |
| M5 | 10 | CCR | 2* | 06-10 | 743 | $1,515,000 | $2,040 | $2,040 | Dec 2024 | Resale |
| M5 | 10 | CCR | 2* | 01-05 | 743 | $1,489,000 | $2,005 | $2,005 | Dec 2024 | Resale |
| M5 | 10 | CCR | 1* | 11-15 | 441 | $940,000 | $2,130 | $2,130 | Nov 2024 | Resale |
| M5 | 10 | CCR | 1* | 06-10 | 441 | $925,000 | $2,096 | $2,096 | Oct 2024 | Resale |
| M5 | 10 | CCR | 2* | 01-05 | 753 | $1,491,000 | $1,979 | $1,979 | Aug 2024 | Resale |
| M5 | 10 | CCR | 1* | 06-10 | 441 | $930,000 | $2,107 | $2,107 | Jul 2024 | Resale |
| M5 | 10 | CCR | 2* | 01-05 | 743 | $1,486,000 | $2,001 | $2,001 | Jul 2024 | Resale |
| M5 | 10 | CCR | 1* | 06-10 | 474 | $955,000 | $2,016 | $2,016 | Jun 2024 | Resale |
| M5 | 10 | CCR | 1* | 11-15 | 441 | $945,000 | $2,141 | $2,141 | May 2024 | Resale |
| M5 | 10 | CCR | 1* | 06-10 | 474 | $960,000 | $2,027 | $2,027 | May 2024 | Resale |
| M5 | 10 | CCR | 1* | 06-10 | 474 | $950,000 | $2,006 | $2,006 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.