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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MARTIN MODERN | 9 | CCR | 2 | 01-05 | 764 | $1,950,000 | $2,552 | $2,850 | Apr 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 26-30 | 764 | $2,220,000 | $2,905 | $3,244 | Apr 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 3 | 26-30 | 1,421 | $4,250,000 | $2,991 | $3,340 | Mar 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 11-15 | 764 | $2,050,000 | $2,682 | $2,995 | Mar 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 4 | 11-15 | 1,733 | $4,970,000 | $2,868 | $3,203 | Mar 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 11-15 | 764 | $2,000,000 | $2,617 | $2,922 | Mar 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 01-05 | 764 | $1,938,000 | $2,536 | $2,832 | Mar 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 3 | 21-25 | 1,012 | $3,178,000 | $3,141 | $3,508 | Mar 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 11-15 | 850 | $2,430,000 | $2,858 | $3,192 | Feb 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 06-10 | 764 | $2,088,000 | $2,732 | $3,051 | Feb 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 06-10 | 883 | $2,400,000 | $2,719 | $3,036 | Feb 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 11-15 | 764 | $2,080,000 | $2,722 | $3,040 | Feb 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 21-25 | 764 | $2,180,000 | $2,853 | $3,186 | Jan 2026 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 16-20 | 764 | $2,150,000 | $2,813 | $3,141 | Dec 2025 | Resale |
| MARTIN MODERN | 9 | CCR | 4 | 01-05 | 1,733 | $4,780,000 | $2,758 | $3,080 | Dec 2025 | Resale |
| MARTIN MODERN | 9 | CCR | 3 | 01-05 | 1,087 | $2,950,000 | $2,714 | $3,031 | Nov 2025 | Resale |
| MARTIN MODERN | 9 | CCR | 3 | 11-15 | 1,421 | $4,150,000 | $2,921 | $3,262 | Nov 2025 | Resale |
| MARTIN MODERN | 9 | CCR | 4 | 11-15 | 1,733 | $4,920,000 | $2,839 | $3,170 | Nov 2025 | Resale |
| MARTIN MODERN | 9 | CCR | 2 | 16-20 | 764 | $2,058,000 | $2,693 | $3,007 | Oct 2025 | Resale |
| MARTIN MODERN | 9 | CCR | 3 | 16-20 | 1,421 | $4,000,000 | $2,815 | $3,144 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.