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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| MIRAGE TOWER | 9 | CCR | 2 | 11-15 | 958 | $2,300,000 | $2,401 | — | May 2026 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 21-25 | 570 | $1,330,000 | $2,331 | — | May 2026 | Resale |
| MIRAGE TOWER | 9 | CCR | 2 | 26-30 | 958 | $2,220,000 | $2,317 | — | Oct 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 06-10 | 1,744 | $4,080,000 | $2,340 | — | Sep 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 26-30 | 1,367 | $3,350,000 | $2,451 | — | Sep 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 16-20 | 570 | $1,330,000 | $2,331 | — | Sep 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 26-30 | 570 | $1,310,000 | $2,296 | — | Aug 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 21-25 | 1,227 | $3,050,000 | $2,486 | — | Jul 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 26-30 | 1,496 | $3,530,000 | $2,359 | — | May 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 06-10 | 1,744 | $3,980,000 | $2,282 | — | Apr 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 01-05 | 1,227 | $2,800,000 | $2,282 | — | Mar 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 06-10 | 570 | $1,320,000 | $2,314 | — | Mar 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 21-25 | 1,744 | $3,968,888 | $2,276 | — | Jan 2025 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 21-25 | 570 | $1,315,000 | $2,305 | — | Jul 2024 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 16-20 | 1,496 | $3,400,000 | $2,272 | — | Jun 2024 | Resale |
| MIRAGE TOWER | 9 | CCR | 3 | 11-15 | 1,496 | $3,330,000 | $2,226 | — | Mar 2024 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 01-05 | 570 | $1,183,000 | $2,074 | — | Nov 2023 | Resale |
| MIRAGE TOWER | 9 | CCR | 1 | 21-25 | 570 | $1,308,888 | $2,294 | — | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.