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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NEWPORT RESIDENCES | 2 | CCR | 3 | 21-25 | 1,206 | $3,596,000 | $2,983 | $2,983 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 31-35 | 926 | $2,725,000 | $2,944 | $2,944 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 41-45 | 926 | $3,059,000 | $3,305 | $3,305 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 26-30 | 753 | $2,163,000 | $2,871 | $2,871 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 3 | 31-35 | 1,206 | $3,595,000 | $2,982 | $2,982 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 3 | 36-40 | 1,206 | $3,798,000 | $3,150 | $3,150 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 36-40 | 474 | $1,490,000 | $3,146 | $3,146 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 36-40 | 926 | $2,884,000 | $3,115 | $3,115 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 31-35 | 431 | $1,359,000 | $3,156 | $3,156 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 3 | 36-40 | 1,206 | $3,717,000 | $3,083 | $3,083 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 31-35 | 452 | $1,387,000 | $3,068 | $3,068 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 31-35 | 452 | $1,381,000 | $3,055 | $3,055 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 31-35 | 581 | $1,821,000 | $3,133 | $3,133 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 41-45 | 818 | $2,728,000 | $3,335 | $3,335 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 36-40 | 474 | $1,495,000 | $3,157 | $3,157 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 26-30 | 753 | $2,092,000 | $2,776 | $2,776 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 26-30 | 753 | $2,116,000 | $2,808 | $2,808 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 21-25 | 581 | $1,698,000 | $2,921 | $2,921 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 2 | 31-35 | 926 | $2,714,000 | $2,932 | $2,932 | Mar 2026 | New Sale |
| NEWPORT RESIDENCES | 2 | CCR | 1 | 21-25 | 581 | $1,719,000 | $2,957 | $2,957 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.