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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 657 | $1,576,143 | $2,400 | $2,400 | Oct 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 3 | 01-05 | 893 | $1,897,000 | $2,123 | $2,123 | Oct 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 710 | $1,675,000 | $2,358 | $2,358 | Sep 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 560 | $1,300,000 | $2,323 | $2,323 | Aug 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 829 | $1,781,000 | $2,149 | $2,149 | Jul 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 657 | $1,494,000 | $2,275 | $2,275 | Jul 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 3 | 01-05 | 893 | $1,942,000 | $2,174 | $2,174 | Jul 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 3 | 01-05 | 893 | $1,927,000 | $2,157 | $2,157 | Jun 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 614 | $1,333,000 | $2,173 | $2,173 | Jun 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 560 | $1,280,000 | $2,287 | $2,287 | May 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 829 | $1,786,000 | $2,155 | $2,155 | May 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 657 | $1,517,000 | $2,310 | $2,310 | May 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 495 | $1,130,000 | $2,282 | $2,282 | May 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 614 | $1,362,000 | $2,220 | $2,220 | May 2024 | Resale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 829 | $1,797,000 | $2,168 | $2,168 | Feb 2024 | New Sale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 560 | $1,289,000 | $2,303 | $2,303 | Feb 2024 | New Sale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 829 | $1,800,000 | $2,172 | $2,172 | Feb 2024 | New Sale |
| MATTAR RESIDENCES | 14 | RCR | 1 | 01-05 | 614 | $1,351,000 | $2,202 | $2,202 | Dec 2023 | New Sale |
| MATTAR RESIDENCES | 14 | RCR | 3 | 01-05 | 893 | $1,957,000 | $2,190 | $2,190 | Dec 2023 | New Sale |
| MATTAR RESIDENCES | 14 | RCR | 2 | 01-05 | 657 | $1,477,000 | $2,249 | $2,249 | Oct 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.