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 SUITES | 11 | CCR | 3 | 11-15 | 1,238 | $3,080,000 | $2,488 | $2,488 | Mar 2026 | Resale |
| NEWTON SUITES | 11 | CCR | 2 | 16-20 | 797 | $1,800,000 | $2,260 | $2,260 | Nov 2025 | Resale |
| NEWTON SUITES | 11 | CCR | 2 | 31-35 | 797 | $1,825,000 | $2,291 | $2,291 | Jul 2025 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 21-25 | 1,238 | $3,040,000 | $2,456 | $2,456 | May 2025 | Resale |
| NEWTON SUITES | 11 | CCR | 2 | 16-20 | 797 | $1,810,800 | $2,273 | $2,273 | Apr 2025 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 26-30 | 1,238 | $3,010,000 | $2,432 | $2,432 | Mar 2025 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 26-30 | 1,238 | $3,100,000 | $2,504 | $2,504 | Jan 2025 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 16-20 | 1,238 | $2,600,000 | $2,100 | $2,100 | Oct 2024 | Resale |
| NEWTON SUITES | 11 | CCR | 2 | 26-30 | 797 | $1,750,000 | $2,197 | $2,197 | Aug 2024 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 26-30 | 1,238 | $3,030,000 | $2,448 | $2,448 | Jul 2024 | Resale |
| NEWTON SUITES | 11 | CCR | 2 | 11-15 | 797 | $1,680,000 | $2,109 | $2,109 | May 2024 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 26-30 | 1,238 | $3,050,000 | $2,464 | $2,464 | Apr 2024 | Resale |
| NEWTON SUITES | 11 | CCR | 3 | 06-10 | 1,238 | $2,750,000 | $2,222 | $2,222 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.