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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MANDARIN PARK | 21 | RCR | 5* | - | 3,383 | $6,380,000 | $1,886 | $1,886 | Nov 2025 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,061 | $4,652,888 | $2,257 | $2,257 | Sep 2025 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 4,337 | $8,015,000 | $1,848 | $1,848 | Mar 2025 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 3,067 | $5,450,000 | $1,777 | $1,777 | Jan 2025 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,077 | $4,000,000 | $1,925 | $1,925 | Dec 2024 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 1,854 | $4,400,000 | $2,374 | $2,374 | Dec 2024 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,145 | $4,500,000 | $2,098 | $2,098 | Oct 2024 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,311 | $4,250,000 | $1,839 | $1,839 | Jan 2024 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 1,846 | $4,750,000 | $2,573 | $2,573 | Dec 2023 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,169 | $3,508,000 | $1,617 | $1,617 | Oct 2023 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,279 | $3,810,000 | $1,672 | $1,672 | Sep 2023 | Resale |
| MANDARIN PARK | 21 | RCR | 5* | - | 2,278 | $3,810,000 | $1,673 | $1,673 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.