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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NIN RESIDENCE | 13 | RCR | 1 | 16-20 | 527 | $900,000 | $1,706 | $1,949 | Mar 2026 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 06-10 | 926 | $1,621,800 | $1,752 | $2,002 | Feb 2026 | Resale |
| NIN RESIDENCE | 13 | RCR | 3* | 01-05 | 990 | $1,528,000 | $1,543 | $1,763 | Jan 2026 | Resale |
| NIN RESIDENCE | 13 | RCR | 3 | 11-15 | 1,281 | $2,488,000 | $1,942 | $2,219 | Jan 2026 | Resale |
| NIN RESIDENCE | 13 | RCR | 3 | 01-05 | 1,238 | $2,250,000 | $1,818 | $2,077 | Dec 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 01-05 | 904 | $1,580,000 | $1,747 | $1,996 | Dec 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 06-10 | 904 | $1,570,000 | $1,736 | $1,983 | Nov 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 1 | 11-15 | 527 | $848,000 | $1,608 | $1,837 | Oct 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 3 | 01-05 | 1,238 | $2,200,000 | $1,777 | $2,030 | Oct 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 3* | 01-05 | 980 | $1,310,000 | $1,337 | $1,527 | Sep 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 11-15 | 850 | $1,550,000 | $1,823 | $2,083 | Sep 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 11-15 | 850 | $1,510,000 | $1,776 | $2,029 | Aug 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 1 | 11-15 | 474 | $830,000 | $1,752 | $2,002 | Aug 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 5* | 16-20 | 1,776 | $2,300,000 | $1,295 | $1,479 | Jun 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 5* | 16-20 | 1,744 | $2,200,000 | $1,262 | $1,442 | Jun 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 3* | 01-05 | 990 | $1,540,000 | $1,555 | $1,776 | May 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 3* | 01-05 | 1,012 | $1,580,000 | $1,562 | $1,784 | Apr 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 11-15 | 850 | $1,510,000 | $1,776 | $2,029 | Apr 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 2 | 11-15 | 850 | $1,470,000 | $1,729 | $1,975 | Apr 2025 | Resale |
| NIN RESIDENCE | 13 | RCR | 1 | 11-15 | 474 | $800,000 | $1,689 | $1,930 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.