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 |
|---|---|---|---|---|---|---|---|---|---|---|
| NYON | 15 | RCR | 2 | 01-05 | 818 | $1,930,000 | $2,359 | $2,359 | Oct 2025 | Resale |
| NYON | 15 | RCR | 3 | 01-05 | 1,216 | $2,880,000 | $2,368 | $2,368 | Oct 2025 | Resale |
| NYON | 15 | RCR | 2 | 16-20 | 818 | $2,110,000 | $2,579 | $2,579 | Aug 2025 | Resale |
| NYON | 15 | RCR | 1 | 11-15 | 484 | $1,200,000 | $2,477 | $2,477 | Jun 2025 | Resale |
| NYON | 15 | RCR | 2 | 01-05 | 915 | $1,900,000 | $2,077 | $2,077 | Sep 2024 | Resale |
| NYON | 15 | RCR | 2 | 06-10 | 721 | $1,850,000 | $2,565 | $2,565 | Aug 2024 | Resale |
| NYON | 15 | RCR | 3 | 06-10 | 1,216 | $2,868,000 | $2,358 | $2,358 | Aug 2024 | Resale |
| NYON | 15 | RCR | 1 | 06-10 | 484 | $1,260,000 | $2,601 | $2,601 | May 2024 | Resale |
| NYON | 15 | RCR | 2 | 01-05 | 721 | $1,808,000 | $2,507 | $2,507 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.