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 ONE | 11 | CCR | 4 | 16-20 | 1,916 | $4,800,000 | $2,505 | $2,505 | Apr 2026 | Resale |
| NEWTON ONE | 11 | CCR | 5* | 26-30 | 5,845 | $12,000,000 | $2,053 | $2,053 | Mar 2026 | Resale |
| NEWTON ONE | 11 | CCR | 2 | 06-10 | 1,216 | $2,680,000 | $2,203 | $2,203 | Feb 2026 | Resale |
| NEWTON ONE | 11 | CCR | 2 | 06-10 | 1,216 | $2,700,000 | $2,220 | $2,220 | Oct 2025 | Resale |
| NEWTON ONE | 11 | CCR | 2 | 16-20 | 1,216 | $2,750,000 | $2,261 | $2,261 | Mar 2025 | Resale |
| NEWTON ONE | 11 | CCR | 4 | 26-30 | 1,916 | $4,608,000 | $2,405 | $2,405 | Sep 2024 | Resale |
| NEWTON ONE | 11 | CCR | 2 | 06-10 | 1,216 | $2,700,000 | $2,220 | $2,220 | Aug 2024 | Resale |
| NEWTON ONE | 11 | CCR | 3 | 21-25 | 1,808 | $3,880,000 | $2,146 | $2,146 | Apr 2024 | Resale |
| NEWTON ONE | 11 | CCR | 4 | 21-25 | 1,916 | $4,550,000 | $2,375 | $2,375 | Mar 2024 | Resale |
| NEWTON ONE | 11 | CCR | 2 | 11-15 | 1,216 | $2,850,000 | $2,343 | $2,343 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.