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 MODERN | 7 | CCR | 1 | 06-10 | 409 | $1,300,000 | $3,178 | $3,521 | Feb 2026 | Resale |
| MIDTOWN MODERN | 7 | CCR | 3 | 26-30 | 1,066 | $3,240,000 | $3,040 | $3,368 | Jan 2026 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 11-15 | 904 | $2,648,000 | $2,929 | $3,245 | Dec 2025 | Resale |
| MIDTOWN MODERN | 7 | CCR | 1 | 11-15 | 474 | $1,300,000 | $2,745 | $3,042 | Dec 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 06-10 | 1,066 | $3,198,000 | $3,001 | $3,325 | Dec 2025 | New Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 16-20 | 1,066 | $3,185,000 | $2,989 | $3,312 | Nov 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 11-15 | 904 | $2,680,000 | $2,964 | $3,284 | Nov 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 11-15 | 1,066 | $3,150,000 | $2,956 | $3,275 | Oct 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 4 | 16-20 | 1,442 | $4,550,000 | $3,155 | $3,496 | Sep 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 2 | 16-20 | 721 | $2,300,000 | $3,189 | $3,534 | Sep 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 26-30 | 1,066 | $3,250,000 | $3,050 | $3,380 | Sep 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 2 | 06-10 | 635 | $1,980,000 | $3,118 | $3,455 | Aug 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 06-10 | 904 | $2,632,000 | $2,911 | $3,225 | Jun 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 26-30 | 1,066 | $3,300,000 | $3,097 | $3,432 | Jun 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 2 | 11-15 | 721 | $2,388,888 | $3,312 | $3,670 | Mar 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 1 | 16-20 | 409 | $1,400,000 | $3,423 | $3,793 | Mar 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 11-15 | 904 | $2,638,000 | $2,918 | $3,233 | Mar 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 3 | 11-15 | 904 | $2,640,000 | $2,920 | $3,235 | Mar 2025 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 2 | 21-25 | 721 | $2,400,000 | $3,328 | $3,688 | Dec 2024 | Sub Sale |
| MIDTOWN MODERN | 7 | CCR | 4 | 26-30 | 1,808 | $5,888,000 | $3,256 | $3,608 | Nov 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.