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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MONTEBLEU | 11 | CCR | 3 | 06-10 | 1,227 | $2,400,000 | $1,956 | $1,956 | Mar 2026 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 21-25 | 807 | $1,600,000 | $1,982 | $1,982 | Oct 2025 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 26-30 | 807 | $1,650,000 | $2,044 | $2,044 | Aug 2025 | Resale |
| MONTEBLEU | 11 | CCR | 3 | 16-20 | 1,227 | $2,350,000 | $1,915 | $1,915 | Jul 2025 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 06-10 | 850 | $1,668,000 | $1,962 | $1,962 | Jul 2025 | Resale |
| MONTEBLEU | 11 | CCR | 1 | 16-20 | 570 | $1,068,000 | $1,872 | $1,872 | Mar 2025 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 21-25 | 850 | $1,700,000 | $1,999 | $1,999 | Jan 2025 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 21-25 | 807 | $1,560,000 | $1,932 | $1,932 | Dec 2024 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 16-20 | 850 | $1,660,000 | $1,952 | $1,952 | Nov 2024 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 06-10 | 850 | $1,600,000 | $1,882 | $1,882 | Nov 2024 | Resale |
| MONTEBLEU | 11 | CCR | 4 | 21-25 | 1,475 | $3,050,000 | $2,068 | $2,068 | Jul 2024 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 26-30 | 807 | $1,620,000 | $2,007 | $2,007 | Jul 2024 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 26-30 | 850 | $1,708,000 | $2,009 | $2,009 | Jun 2024 | Resale |
| MONTEBLEU | 11 | CCR | 2 | 21-25 | 850 | $1,710,000 | $2,011 | $2,011 | May 2024 | Resale |
| MONTEBLEU | 11 | CCR | 4 | 26-30 | 1,475 | $3,000,000 | $2,034 | $2,034 | Apr 2024 | Resale |
| MONTEBLEU | 11 | CCR | 3 | 21-25 | 1,141 | $2,220,000 | $1,946 | $1,946 | Oct 2023 | Resale |
| MONTEBLEU | 11 | CCR | 4 | 31-35 | 1,593 | $3,150,000 | $1,977 | $1,977 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.