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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| MARTIN NO 38 | 9 | CCR | 3* | 01-05 | 969 | $2,438,000 | $2,517 | — | May 2026 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 06-10 | 1,130 | $3,120,000 | $2,761 | — | Feb 2026 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 01-05 | 969 | $2,410,000 | $2,488 | — | Jan 2026 | Resale |
| MARTIN NO 38 | 9 | CCR | 4* | 06-10 | 1,335 | $3,575,000 | $2,678 | — | Jun 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 4* | 06-10 | 1,335 | $3,550,000 | $2,660 | — | Jun 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 06-10 | 969 | $2,455,000 | $2,534 | — | May 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 4* | 06-10 | 1,335 | $3,580,000 | $2,682 | — | Apr 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 01-05 | 969 | $2,430,000 | $2,508 | — | Apr 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 11-15 | 1,130 | $3,110,000 | $2,752 | — | Mar 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 06-10 | 1,130 | $2,800,000 | $2,477 | — | Jan 2025 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 01-05 | 1,130 | $3,138,000 | $2,776 | — | Nov 2024 | Resale |
| MARTIN NO 38 | 9 | CCR | 4* | 11-15 | 1,485 | $4,200,000 | $2,827 | — | Oct 2024 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 01-05 | 969 | $2,500,000 | $2,581 | — | Aug 2024 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 01-05 | 969 | $2,180,000 | $2,250 | — | Apr 2024 | Resale |
| MARTIN NO 38 | 9 | CCR | 4* | 01-05 | 1,335 | $3,450,000 | $2,585 | — | Dec 2023 | Resale |
| MARTIN NO 38 | 9 | CCR | 3* | 06-10 | 969 | $2,460,000 | $2,539 | — | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.