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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 2,411 | $6,500,000 | $2,696 | $2,696 | Mar 2026 | Resale |
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 3,003 | $6,925,000 | $2,306 | $2,306 | Feb 2026 | Resale |
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 2,260 | $6,800,000 | $3,008 | $3,008 | Jan 2026 | Resale |
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 2,260 | $6,668,000 | $2,950 | $2,950 | Jan 2026 | Resale |
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 3,455 | $8,108,000 | $2,347 | $2,347 | Nov 2025 | Resale |
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 3,380 | $9,250,000 | $2,737 | $2,737 | Jan 2024 | Resale |
| NASSIM JADE | 10 | CCR | 5* | 01-05 | 5,748 | $15,200,000 | $2,644 | $2,644 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.