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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MILL POINT | 10 | CCR | 2 | 16-20 | 1,324 | $2,600,000 | $1,964 | $2,067 | Feb 2026 | Resale |
| MILL POINT | 10 | CCR | 2 | 16-20 | 915 | $2,230,000 | $2,437 | $2,565 | Feb 2026 | Resale |
| MILL POINT | 10 | CCR | 2 | 11-15 | 915 | $2,188,000 | $2,391 | $2,517 | Jun 2025 | Resale |
| MILL POINT | 10 | CCR | 2 | 11-15 | 915 | $2,120,000 | $2,317 | $2,439 | May 2025 | Resale |
| MILL POINT | 10 | CCR | 1 | 11-15 | 527 | $1,060,000 | $2,010 | $2,116 | May 2025 | Resale |
| MILL POINT | 10 | CCR | 1 | 16-20 | 527 | $1,150,000 | $2,180 | $2,295 | Mar 2025 | Resale |
| MILL POINT | 10 | CCR | 2 | 06-10 | 926 | $2,050,000 | $2,215 | $2,332 | Aug 2024 | Resale |
| MILL POINT | 10 | CCR | 2 | 11-15 | 926 | $2,170,000 | $2,344 | $2,467 | Jul 2024 | Resale |
| MILL POINT | 10 | CCR | 1 | 16-20 | 538 | $1,245,000 | $2,313 | $2,435 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.