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 |
|---|---|---|---|---|---|---|---|---|---|---|
| MOUNT SINAI | 10 | CCR | 5* | - | 1,702 | $5,700,000 | $3,349 | $3,525 | Mar 2026 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 4,489 | $8,700,000 | $1,938 | $2,040 | Jan 2026 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 1,807 | $6,280,000 | $3,475 | $3,658 | Jan 2026 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 3,729 | $8,900,000 | $2,387 | $2,513 | Sep 2025 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 4,566 | $10,500,000 | $2,300 | $2,421 | Sep 2025 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 3,912 | $9,899,999 | $2,531 | $2,664 | Jun 2025 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 3,450 | $8,700,000 | $2,522 | $2,655 | Apr 2025 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 3,385 | $10,413,300 | $3,076 | $3,238 | Feb 2025 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 3,328 | $8,750,000 | $2,629 | $2,767 | Jan 2025 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 1,700 | $5,100,000 | $3,001 | $3,159 | Dec 2024 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 1,702 | $5,300,000 | $3,114 | $3,278 | Dec 2024 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 1,863 | $6,100,000 | $3,274 | $3,446 | Dec 2024 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 3,328 | $6,600,000 | $1,983 | $2,087 | May 2024 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 2,717 | $5,821,000 | $2,143 | $2,256 | May 2024 | Resale |
| MOUNT SINAI | 10 | CCR | 5* | - | 1,807 | $5,000,000 | $2,767 | $2,913 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.