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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MING TECK PARK | 10 | CCR | 5* | - | 3,639 | $9,000,000 | $2,473 | $2,603 | Apr 2026 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 3,388 | $8,000,000 | $2,361 | $2,485 | Jan 2026 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 3,314 | $8,100,000 | $2,444 | $2,573 | Dec 2025 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 3,515 | $8,648,000 | $2,460 | $2,589 | Oct 2025 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 1,858 | $7,728,000 | $4,160 | $4,379 | Oct 2025 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 1,943 | $6,180,000 | $3,181 | $3,348 | Jul 2025 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 4,029 | $6,800,000 | $1,688 | $1,777 | Jun 2025 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 3,208 | $10,688,000 | $3,332 | $3,507 | Dec 2024 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 9,214 | $27,500,000 | $2,985 | $2,985 | May 2024 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 2,018 | $6,100,000 | $3,022 | $3,181 | Dec 2023 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 3,346 | $8,528,000 | $2,548 | $2,682 | Sep 2023 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 2,874 | $5,380,000 | $1,872 | $1,971 | Jul 2023 | Resale |
| MING TECK PARK | 10 | CCR | 5* | - | 1,858 | $4,500,000 | $2,422 | $2,549 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.