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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NOTTINGHILL SUITES | 21 | RCR | 2 | 01-05 | 506 | $958,000 | $1,894 | $1,894 | Jan 2026 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $748,000 | $1,878 | $1,878 | May 2025 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $735,000 | $1,846 | $1,846 | May 2025 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $735,000 | $1,846 | $1,846 | Apr 2025 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 495 | $800,000 | $1,616 | $1,616 | Dec 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $735,000 | $1,846 | $1,846 | Nov 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 786 | $1,000,000 | $1,273 | $1,273 | Aug 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 2 | 01-05 | 581 | $980,888 | $1,688 | $1,688 | Jul 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $708,000 | $1,778 | $1,778 | Jun 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 732 | $735,000 | $1,004 | $1,004 | Jun 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $718,000 | $1,803 | $1,803 | May 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 2 | 01-05 | 506 | $900,000 | $1,779 | $1,779 | May 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $728,000 | $1,828 | $1,828 | Apr 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $698,888 | $1,755 | $1,755 | Mar 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 710 | $880,000 | $1,239 | $1,239 | Feb 2024 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $710,000 | $1,783 | $1,783 | Oct 2023 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 398 | $705,000 | $1,770 | $1,770 | Aug 2023 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 2 | 01-05 | 506 | $935,000 | $1,848 | $1,848 | Aug 2023 | Resale |
| NOTTINGHILL SUITES | 21 | RCR | 1 | 01-05 | 710 | $900,000 | $1,267 | $1,267 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.