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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MON JERVOIS | 10 | CCR | 2 | 01-05 | 893 | $1,780,000 | $1,992 | $2,257 | Jan 2026 | Resale |
| MON JERVOIS | 10 | CCR | 2 | 01-05 | 1,033 | $1,980,000 | $1,916 | $2,171 | Sep 2025 | Resale |
| MON JERVOIS | 10 | CCR | 3 | 01-05 | 1,389 | $2,728,000 | $1,965 | $2,227 | May 2025 | Resale |
| MON JERVOIS | 10 | CCR | 3 | 01-05 | 1,389 | $2,800,000 | $2,017 | $2,285 | Apr 2025 | Resale |
| MON JERVOIS | 10 | CCR | 4 | 01-05 | 1,905 | $3,720,000 | $1,953 | $2,213 | Mar 2025 | Resale |
| MON JERVOIS | 10 | CCR | 2 | 01-05 | 1,033 | $1,850,000 | $1,790 | $2,028 | Mar 2025 | Resale |
| MON JERVOIS | 10 | CCR | 2 | 01-05 | 1,001 | $1,740,000 | $1,738 | $1,969 | Sep 2024 | Resale |
| MON JERVOIS | 10 | CCR | 3 | 01-05 | 1,496 | $2,800,000 | $1,871 | $2,120 | Aug 2024 | Resale |
| MON JERVOIS | 10 | CCR | 2 | 01-05 | 958 | $1,800,000 | $1,879 | $2,129 | Jun 2024 | Resale |
| MON JERVOIS | 10 | CCR | 3 | 01-05 | 1,389 | $2,600,000 | $1,872 | $2,121 | Aug 2023 | Resale |
| MON JERVOIS | 10 | CCR | 3 | 01-05 | 1,389 | $2,620,000 | $1,887 | $2,138 | Aug 2023 | Resale |
| MON JERVOIS | 10 | CCR | 2 | 01-05 | 893 | $1,702,000 | $1,905 | $2,159 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.