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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MORI | 14 | RCR | 2 | 01-05 | 710 | $1,300,000 | $1,830 | $1,830 | Sep 2025 | Sub Sale |
| MORI | 14 | RCR | 2 | 06-10 | 710 | $1,370,000 | $1,928 | $1,928 | Apr 2025 | Sub Sale |
| MORI | 14 | RCR | 3 | 01-05 | 1,173 | $2,111,000 | $1,799 | $1,799 | Dec 2024 | New Sale |
| MORI | 14 | RCR | 3 | 01-05 | 1,173 | $2,082,500 | $1,775 | $1,775 | Dec 2024 | New Sale |
| MORI | 14 | RCR | 3 | 01-05 | 1,173 | $2,125,000 | $1,811 | $1,811 | Dec 2024 | New Sale |
| MORI | 14 | RCR | 3 | 06-10 | 1,173 | $2,236,000 | $1,906 | $1,906 | Jun 2024 | New Sale |
| MORI | 14 | RCR | 3 | 01-05 | 1,184 | $2,080,000 | $1,757 | $1,757 | May 2024 | New Sale |
| MORI | 14 | RCR | 3 | 01-05 | 1,098 | $2,155,712 | $1,963 | $1,963 | May 2024 | New Sale |
| MORI | 14 | RCR | 4 | 01-05 | 1,259 | $2,359,000 | $1,873 | $1,873 | May 2024 | New Sale |
| MORI | 14 | RCR | 2 | 01-05 | 883 | $1,670,000 | $1,892 | $1,892 | Mar 2024 | New Sale |
| MORI | 14 | RCR | 2 | 01-05 | 883 | $1,639,300 | $1,857 | $1,857 | Jan 2024 | New Sale |
| MORI | 14 | RCR | 4 | 01-05 | 1,259 | $2,422,337 | $1,923 | $1,923 | Oct 2023 | New Sale |
| MORI | 14 | RCR | 3 | 01-05 | 990 | $1,873,000 | $1,891 | $1,891 | Sep 2023 | New Sale |
| MORI | 14 | RCR | 1 | 06-10 | 592 | $1,379,000 | $2,329 | $2,329 | Jul 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.