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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MOONSTONE RESIDENCES | 12 | RCR | 3 | 01-05 | 1,238 | $1,885,000 | $1,523 | $1,523 | Mar 2026 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 3 | 06-10 | 1,238 | $1,890,000 | $1,527 | $1,527 | Oct 2025 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 3 | 16-20 | 1,238 | $2,050,000 | $1,656 | $1,656 | Jul 2025 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 3 | 06-10 | 1,238 | $1,700,000 | $1,373 | $1,373 | Jun 2025 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 2 | 06-10 | 1,044 | $1,539,188 | $1,474 | $1,474 | Jul 2024 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 2 | 06-10 | 1,044 | $1,500,000 | $1,437 | $1,437 | May 2024 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 3 | 06-10 | 1,238 | $1,868,000 | $1,509 | $1,509 | Apr 2024 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 2 | 11-15 | 1,044 | $1,480,000 | $1,417 | $1,417 | Jan 2024 | Resale |
| MOONSTONE RESIDENCES | 12 | RCR | 3 | 06-10 | 1,238 | $1,688,888 | $1,364 | $1,364 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.