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 SUITES | 10 | CCR | 3 | 11-15 | 1,787 | $4,000,000 | $2,239 | $2,239 | Mar 2026 | Resale |
| NATHAN SUITES | 10 | CCR | 4 | 21-25 | 2,067 | $4,580,000 | $2,216 | $2,216 | Feb 2026 | Resale |
| NATHAN SUITES | 10 | CCR | 3 | 11-15 | 1,787 | $4,112,000 | $2,301 | $2,301 | Jul 2025 | Resale |
| NATHAN SUITES | 10 | CCR | 4 | 16-20 | 2,045 | $4,500,000 | $2,200 | $2,200 | Mar 2025 | Resale |
| NATHAN SUITES | 10 | CCR | 4 | 11-15 | 2,024 | $4,400,000 | $2,174 | $2,174 | Nov 2024 | Resale |
| NATHAN SUITES | 10 | CCR | 2 | 06-10 | 915 | $2,345,000 | $2,563 | $2,563 | Nov 2024 | Resale |
| NATHAN SUITES | 10 | CCR | 4 | 16-20 | 2,034 | $4,425,000 | $2,175 | $2,175 | Nov 2024 | Resale |
| NATHAN SUITES | 10 | CCR | 4 | 11-15 | 2,024 | $4,500,000 | $2,224 | $2,224 | Jul 2024 | Resale |
| NATHAN SUITES | 10 | CCR | 3 | 11-15 | 1,808 | $4,000,000 | $2,212 | $2,212 | Feb 2024 | Resale |
| NATHAN SUITES | 10 | CCR | 2 | 06-10 | 915 | $2,380,000 | $2,601 | $2,601 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.