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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NEWTON 18 | 11 | CCR | 2 | 01-05 | 1,076 | $2,240,000 | $2,081 | $2,081 | Feb 2026 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 11-15 | 926 | $2,023,888 | $2,186 | $2,186 | Feb 2026 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 06-10 | 926 | $1,990,000 | $2,150 | $2,150 | Nov 2025 | Resale |
| NEWTON 18 | 11 | CCR | 3* | 01-05 | 1,023 | $2,100,000 | $2,054 | $2,054 | Oct 2025 | Resale |
| NEWTON 18 | 11 | CCR | 3 | 16-20 | 1,249 | $2,960,000 | $2,371 | $2,371 | Jun 2025 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 06-10 | 980 | $2,100,000 | $2,144 | $2,144 | Sep 2024 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 26-30 | 926 | $2,038,000 | $2,202 | $2,202 | Aug 2024 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 26-30 | 926 | $2,089,000 | $2,257 | $2,257 | Aug 2024 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 06-10 | 807 | $1,750,000 | $2,168 | $2,168 | Jul 2024 | Resale |
| NEWTON 18 | 11 | CCR | 2 | 06-10 | 980 | $1,988,000 | $2,030 | $2,030 | Apr 2024 | Resale |
| NEWTON 18 | 11 | CCR | 1 | 26-30 | 614 | $1,320,000 | $2,151 | $2,151 | Apr 2024 | Resale |
| NEWTON 18 | 11 | CCR | 1 | 16-20 | 614 | $1,240,000 | $2,021 | $2,021 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.