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 EDGE | 9 | CCR | 2 | 06-10 | 807 | $1,680,000 | $2,081 | $2,081 | Feb 2026 | Resale |
| NEWTON EDGE | 9 | CCR | 1 | 06-10 | 581 | $1,220,000 | $2,099 | $2,099 | Oct 2025 | Resale |
| NEWTON EDGE | 9 | CCR | 1 | 16-20 | 624 | $1,280,000 | $2,050 | $2,050 | Aug 2025 | Resale |
| NEWTON EDGE | 9 | CCR | 1 | 06-10 | 441 | $918,000 | $2,080 | $2,080 | May 2025 | Resale |
| NEWTON EDGE | 9 | CCR | 3 | 11-15 | 1,066 | $2,150,000 | $2,018 | $2,018 | Nov 2024 | Resale |
| NEWTON EDGE | 9 | CCR | 2 | 01-05 | 753 | $1,590,000 | $2,110 | $2,110 | Oct 2024 | Resale |
| NEWTON EDGE | 9 | CCR | 2 | 11-15 | 915 | $1,958,000 | $2,140 | $2,140 | Jul 2024 | Resale |
| NEWTON EDGE | 9 | CCR | 1 | 06-10 | 506 | $1,030,000 | $2,036 | $2,036 | Mar 2024 | Resale |
| NEWTON EDGE | 9 | CCR | 2 | 01-05 | 915 | $1,868,000 | $2,042 | $2,042 | Jan 2024 | Resale |
| NEWTON EDGE | 9 | CCR | 2 | 11-15 | 807 | $1,550,000 | $1,920 | $1,920 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.