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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 764 | $1,688,000 | $2,209 | $2,453 | Apr 2026 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 1 | 01-05 | 527 | $1,150,000 | $2,180 | $2,421 | Feb 2026 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 764 | $1,620,000 | $2,120 | $2,354 | Feb 2026 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 710 | $1,640,000 | $2,309 | $2,564 | Nov 2025 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 3 | 01-05 | 1,130 | $2,340,000 | $2,070 | $2,298 | Oct 2025 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 1 | 01-05 | 560 | $1,168,888 | $2,088 | $2,318 | Sep 2025 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 904 | $1,840,000 | $2,035 | $2,260 | Jun 2025 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 829 | $1,750,000 | $2,111 | $2,344 | May 2025 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 850 | $1,728,000 | $2,032 | $2,256 | Feb 2025 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 4 | 01-05 | 1,733 | $3,610,000 | $2,083 | $2,313 | Oct 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 753 | $1,580,000 | $2,097 | $2,328 | Sep 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 3 | 01-05 | 1,012 | $2,320,000 | $2,293 | $2,546 | Aug 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 1 | 01-05 | 560 | $1,238,000 | $2,212 | $2,456 | Jul 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 3 | 01-05 | 1,012 | $2,320,000 | $2,293 | $2,546 | Jun 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 764 | $1,685,000 | $2,205 | $2,448 | Apr 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 710 | $1,520,000 | $2,140 | $2,376 | Apr 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 1 | 01-05 | 635 | $1,280,000 | $2,016 | $2,239 | Jan 2024 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 818 | $1,735,000 | $2,121 | $2,355 | Nov 2023 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 861 | $1,560,000 | $1,812 | $2,012 | Nov 2023 | Resale |
| MAYFAIR GARDENS | 21 | RCR | 2 | 01-05 | 872 | $1,670,000 | $1,915 | $2,126 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.