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 RESIDENCES | 15 | OCR | 3 | 01-05 | 1,184 | $2,370,000 | $2,002 | $2,002 | Jan 2026 | Resale |
| MAYFAIR RESIDENCES | 15 | OCR | 3 | 01-05 | 1,184 | $2,450,000 | $2,069 | $2,069 | May 2025 | Resale |
| MAYFAIR RESIDENCES | 15 | OCR | 3 | 01-05 | 1,184 | $2,320,000 | $1,959 | $1,959 | May 2025 | Resale |
| MAYFAIR RESIDENCES | 15 | OCR | 3 | 01-05 | 1,184 | $2,438,000 | $2,059 | $2,059 | Apr 2025 | Resale |
| MAYFAIR RESIDENCES | 15 | OCR | 3 | 01-05 | 1,184 | $2,220,000 | $1,875 | $1,875 | Nov 2024 | Resale |
| MAYFAIR RESIDENCES | 15 | OCR | 3 | 01-05 | 1,195 | $2,335,000 | $1,954 | $1,954 | Sep 2024 | Resale |
| MAYFAIR RESIDENCES | 15 | OCR | 3 | 01-05 | 1,195 | $2,280,000 | $1,908 | $1,908 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.