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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NEEM TREE | 12 | RCR | 1 | 01-05 | 452 | $810,000 | $1,792 | $1,792 | Apr 2026 | Resale |
| NEEM TREE | 12 | RCR | 2 | 16-20 | 624 | $1,120,000 | $1,794 | $1,794 | Oct 2025 | Resale |
| NEEM TREE | 12 | RCR | 3 | 06-10 | 818 | $1,360,000 | $1,662 | $1,662 | Mar 2025 | Resale |
| NEEM TREE | 12 | RCR | 2 | 11-15 | 624 | $1,100,000 | $1,762 | $1,762 | Feb 2025 | Resale |
| NEEM TREE | 12 | RCR | 1 | 11-15 | 420 | $818,888 | $1,951 | $1,951 | Nov 2024 | Resale |
| NEEM TREE | 12 | RCR | 2 | 11-15 | 624 | $1,170,000 | $1,874 | $1,874 | Nov 2024 | Resale |
| NEEM TREE | 12 | RCR | 1 | 16-20 | 420 | $828,888 | $1,975 | $1,975 | Aug 2024 | Resale |
| NEEM TREE | 12 | RCR | 1 | 11-15 | 506 | $938,888 | $1,856 | $1,856 | Jul 2024 | Resale |
| NEEM TREE | 12 | RCR | 1 | 01-05 | 506 | $878,000 | $1,736 | $1,736 | Jun 2024 | Resale |
| NEEM TREE | 12 | RCR | 1 | 06-10 | 420 | $820,000 | $1,953 | $1,953 | Apr 2024 | Resale |
| NEEM TREE | 12 | RCR | 1 | 06-10 | 506 | $875,000 | $1,730 | $1,730 | Apr 2024 | Resale |
| NEEM TREE | 12 | RCR | 2 | 01-05 | 710 | $1,250,000 | $1,760 | $1,760 | Dec 2023 | Resale |
| NEEM TREE | 12 | RCR | 2 | 01-05 | 710 | $1,230,000 | $1,731 | $1,731 | Nov 2023 | Resale |
| NEEM TREE | 12 | RCR | 1 | 01-05 | 420 | $800,000 | $1,906 | $1,906 | Oct 2023 | Resale |
| NEEM TREE | 12 | RCR | 3 | 11-15 | 818 | $1,520,000 | $1,858 | $1,858 | Jun 2023 | Resale |
| NEEM TREE | 12 | RCR | 2 | 11-15 | 624 | $1,121,000 | $1,796 | $1,796 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.