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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NATHAN RESIDENCES | 10 | CCR | 2 | 11-15 | 1,238 | $1,780,000 | $1,438 | $1,438 | Feb 2026 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 2 | 06-10 | 786 | $1,630,000 | $2,074 | $2,074 | Oct 2025 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 1 | 01-05 | 592 | $1,115,000 | $1,883 | $1,883 | Sep 2025 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 2 | 11-15 | 786 | $1,650,000 | $2,100 | $2,100 | May 2025 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 2 | 06-10 | 775 | $1,580,000 | $2,039 | $2,039 | Feb 2025 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 2 | 06-10 | 775 | $1,560,000 | $2,013 | $2,013 | Jun 2024 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 1 | 06-10 | 592 | $1,280,000 | $2,162 | $2,162 | Mar 2024 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 1 | 11-15 | 592 | $1,138,888 | $1,924 | $1,924 | Oct 2023 | Resale |
| NATHAN RESIDENCES | 10 | CCR | 2 | 11-15 | 1,238 | $1,780,000 | $1,438 | $1,438 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.