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 MODERN | 21 | RCR | 2 | 01-05 | 807 | $1,800,000 | $2,230 | $2,476 | Apr 2026 | Resale |
| MAYFAIR MODERN | 21 | RCR | 2 | 06-10 | 807 | $1,830,000 | $2,267 | $2,517 | Apr 2026 | Resale |
| MAYFAIR MODERN | 21 | RCR | 3 | 06-10 | 1,044 | $2,600,000 | $2,490 | $2,765 | Mar 2026 | Resale |
| MAYFAIR MODERN | 21 | RCR | 3 | 01-05 | 958 | $2,300,000 | $2,401 | $2,666 | Feb 2026 | Resale |
| MAYFAIR MODERN | 21 | RCR | 3 | 06-10 | 1,141 | $2,420,000 | $2,121 | $2,355 | Nov 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 1 | 06-10 | 517 | $1,070,000 | $2,071 | $2,300 | Oct 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 3 | 01-05 | 1,044 | $2,550,000 | $2,442 | $2,712 | Aug 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 2 | 06-10 | 797 | $1,620,000 | $2,034 | $2,258 | Aug 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 1 | 01-05 | 517 | $1,050,000 | $2,032 | $2,256 | Jul 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 2 | 01-05 | 689 | $1,418,000 | $2,058 | $2,285 | Jul 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 1 | 06-10 | 517 | $1,033,888 | $2,001 | $2,222 | Jun 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 1 | 01-05 | 517 | $1,010,000 | $1,955 | $2,171 | Apr 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 2 | 06-10 | 807 | $1,850,000 | $2,292 | $2,545 | Mar 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 1 | 01-05 | 506 | $1,101,800 | $2,178 | $2,418 | Feb 2025 | Resale |
| MAYFAIR MODERN | 21 | RCR | 3 | 06-10 | 958 | $2,280,000 | $2,380 | $2,643 | Dec 2024 | Resale |
| MAYFAIR MODERN | 21 | RCR | 1 | 01-05 | 517 | $1,118,000 | $2,164 | $2,403 | Jul 2024 | Sub Sale |
| MAYFAIR MODERN | 21 | RCR | 1 | 01-05 | 517 | $1,055,000 | $2,042 | $2,267 | Jul 2024 | Sub Sale |
| MAYFAIR MODERN | 21 | RCR | 3 | 06-10 | 1,044 | $2,450,000 | $2,347 | $2,606 | Jun 2024 | Sub Sale |
| MAYFAIR MODERN | 21 | RCR | 3 | 01-05 | 958 | $2,233,000 | $2,331 | $2,588 | Apr 2024 | Sub Sale |
| MAYFAIR MODERN | 21 | RCR | 1 | 01-05 | 517 | $1,150,000 | $2,226 | $2,472 | Apr 2024 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.