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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MIDTOWN BAY | 7 | CCR | 2 | 16-20 | 753 | $1,850,000 | $2,455 | $2,726 | Apr 2026 | Resale |
| MIDTOWN BAY | 7 | CCR | 2 | 06-10 | 732 | $2,200,000 | $3,006 | $3,338 | Jan 2026 | Resale |
| MIDTOWN BAY | 7 | CCR | 2 | 21-25 | 732 | $2,500,000 | $3,416 | $3,793 | Nov 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 1 | 11-15 | 484 | $1,720,000 | $3,551 | $3,943 | Oct 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 26-30 | 1,012 | $2,900,000 | $2,866 | $3,182 | Oct 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 21-25 | 732 | $2,450,000 | $3,347 | $3,716 | Oct 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 1 | 06-10 | 463 | $1,419,888 | $3,068 | $3,407 | Sep 2025 | Sub Sale |
| MIDTOWN BAY | 7 | CCR | 3 | 26-30 | 1,324 | $4,500,000 | $3,399 | $3,774 | Jun 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 21-25 | 753 | $2,680,000 | $3,557 | $3,950 | Jun 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 21-25 | 743 | $2,440,000 | $3,285 | $3,648 | Apr 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 1 | 16-20 | 452 | $1,610,000 | $3,561 | $3,954 | Mar 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 3 | 26-30 | 1,324 | $4,388,000 | $3,314 | $3,680 | Mar 2025 | New Sale |
| MIDTOWN BAY | 7 | CCR | 1 | 16-20 | 452 | $1,608,000 | $3,557 | $3,950 | Nov 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 06-10 | 753 | $2,342,600 | $3,109 | $3,452 | Sep 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 1 | 06-10 | 484 | $1,608,000 | $3,320 | $3,686 | Aug 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 16-20 | 732 | $2,700,000 | $3,689 | $4,096 | May 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 16-20 | 732 | $2,566,080 | $3,506 | $3,893 | Apr 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 16-20 | 753 | $2,633,400 | $3,495 | $3,881 | Apr 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 1 | 16-20 | 409 | $1,545,000 | $3,777 | $4,194 | Mar 2024 | New Sale |
| MIDTOWN BAY | 7 | CCR | 2 | 16-20 | 743 | $2,424,000 | $3,264 | $3,624 | Feb 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.