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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ONE BALMORAL | 10 | CCR | 4 | 11-15 | 1,658 | $4,600,000 | $2,775 | $2,775 | Feb 2026 | Resale |
| ONE BALMORAL | 10 | CCR | 2 | 06-10 | 969 | $2,450,000 | $2,529 | $2,529 | Jan 2026 | Resale |
| ONE BALMORAL | 10 | CCR | 3 | 11-15 | 2,228 | $4,980,000 | $2,235 | $2,235 | Dec 2025 | Resale |
| ONE BALMORAL | 10 | CCR | 2 | 06-10 | 969 | $2,500,000 | $2,581 | $2,581 | Sep 2025 | Resale |
| ONE BALMORAL | 10 | CCR | 2 | 01-05 | 969 | $2,540,000 | $2,622 | $2,622 | Nov 2024 | Resale |
| ONE BALMORAL | 10 | CCR | 2 | 11-15 | 969 | $2,658,000 | $2,744 | $2,744 | Jul 2024 | Resale |
| ONE BALMORAL | 10 | CCR | 1 | 06-10 | 592 | $1,350,000 | $2,280 | $2,280 | Jul 2024 | Resale |
| ONE BALMORAL | 10 | CCR | 2 | 06-10 | 969 | $2,616,300 | $2,701 | $2,701 | Feb 2024 | Resale |
| ONE BALMORAL | 10 | CCR | 3 | 06-10 | 1,410 | $3,825,000 | $2,713 | $2,713 | Oct 2023 | Resale |
| ONE BALMORAL | 10 | CCR | 3 | 01-05 | 1,410 | $3,850,000 | $2,730 | $2,730 | Oct 2023 | Resale |
| ONE BALMORAL | 10 | CCR | 1 | 01-05 | 592 | $1,370,000 | $2,314 | $2,314 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.