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 DRAYCOTT | 10 | CCR | 2 | 01-05 | 732 | $1,850,000 | $2,528 | $2,528 | Jul 2025 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 01-05 | 797 | $2,321,000 | $2,914 | $2,914 | Sep 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 01-05 | 797 | $2,298,000 | $2,885 | $2,885 | Jul 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 01-05 | 797 | $2,300,000 | $2,888 | $2,888 | Jul 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 16-20 | 797 | $2,720,000 | $3,415 | $3,415 | Apr 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 797 | $2,700,000 | $3,390 | $3,390 | Apr 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 01-05 | 797 | $2,278,000 | $2,860 | $2,860 | Apr 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 797 | $2,660,000 | $3,339 | $3,339 | Mar 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 16-20 | 1,345 | $3,400,000 | $2,527 | $2,527 | Mar 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 16-20 | 797 | $2,670,000 | $3,352 | $3,352 | Mar 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 797 | $2,640,000 | $3,314 | $3,314 | Mar 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 797 | $2,640,000 | $3,314 | $3,314 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 16-20 | 732 | $2,400,000 | $3,279 | $3,279 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 16-20 | 797 | $2,690,000 | $3,377 | $3,377 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 732 | $2,340,000 | $3,197 | $3,197 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 732 | $2,320,000 | $3,170 | $3,170 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 732 | $2,300,000 | $3,142 | $3,142 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 01-05 | 797 | $2,320,000 | $2,913 | $2,913 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 732 | $2,380,000 | $3,252 | $3,252 | Feb 2024 | Resale |
| ONE DRAYCOTT | 10 | CCR | 2 | 11-15 | 732 | $2,500,000 | $3,416 | $3,416 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.