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 DUSUN RESIDENCES | 12 | RCR | 2 | 11-15 | 527 | $940,000 | $1,782 | $1,782 | Oct 2025 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 26-30 | 947 | $1,800,000 | $1,900 | $1,900 | Oct 2025 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 11-15 | 667 | $1,155,000 | $1,731 | $1,731 | May 2025 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 06-10 | 667 | $1,150,000 | $1,723 | $1,723 | Dec 2024 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 21-25 | 527 | $948,888 | $1,799 | $1,799 | Dec 2024 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 21-25 | 484 | $930,000 | $1,920 | $1,920 | Sep 2024 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 21-25 | 527 | $953,000 | $1,807 | $1,807 | May 2024 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 16-20 | 527 | $965,000 | $1,830 | $1,830 | Apr 2024 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 06-10 | 527 | $930,000 | $1,763 | $1,763 | Mar 2024 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 16-20 | 667 | $1,188,000 | $1,780 | $1,780 | Dec 2023 | Resale |
| ONE DUSUN RESIDENCES | 12 | RCR | 2 | 11-15 | 452 | $810,000 | $1,792 | $1,792 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.