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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MCMAHON PARK | 10 | CCR | 5* | - | 4,281 | $8,000,000 | $1,869 | $1,967 | Oct 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,283 | $6,160,000 | $1,876 | $1,975 | Aug 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 10,853 | $20,500,000 | $1,889 | $1,889 | Jul 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,527 | $8,800,000 | $2,495 | $2,626 | Jun 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 2,454 | $5,725,000 | $2,333 | $2,456 | Jun 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,687 | $8,200,000 | $2,224 | $2,341 | Apr 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,998 | $12,000,000 | $3,002 | $3,160 | Mar 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,492 | $9,800,000 | $2,807 | $2,955 | Jan 2025 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 12,087 | $25,250,000 | $2,089 | $2,089 | Nov 2023 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,548 | $10,380,000 | $2,926 | $3,080 | Jul 2023 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 3,750 | $7,300,000 | $1,947 | $2,049 | Jul 2023 | Resale |
| MCMAHON PARK | 10 | CCR | 5* | - | 6,026 | $13,488,000 | $2,238 | $2,356 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.