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 LEICESTER | 13 | RCR | 3 | 11-15 | 1,152 | $2,288,888 | $1,987 | $1,987 | Sep 2025 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 01-05 | 1,281 | $2,428,888 | $1,896 | $1,896 | Jul 2025 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 16-20 | 1,292 | $2,600,000 | $2,013 | $2,013 | Feb 2025 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 06-10 | 1,292 | $2,490,000 | $1,928 | $1,928 | Dec 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 4 | 01-05 | 1,378 | $2,575,000 | $1,869 | $1,869 | Dec 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 11-15 | 1,281 | $2,500,000 | $1,952 | $1,952 | Dec 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 01-05 | 1,206 | $2,280,000 | $1,891 | $1,891 | Nov 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 2 | 11-15 | 904 | $1,560,000 | $1,725 | $1,725 | Sep 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 01-05 | 1,249 | $2,000,000 | $1,602 | $1,602 | Jul 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 2 | 06-10 | 1,066 | $1,805,000 | $1,694 | $1,694 | Apr 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 2 | 06-10 | 915 | $1,498,000 | $1,637 | $1,637 | Mar 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 06-10 | 1,206 | $2,088,000 | $1,732 | $1,732 | Jan 2024 | Resale |
| ONE LEICESTER | 13 | RCR | 3 | 01-05 | 1,206 | $2,018,000 | $1,674 | $1,674 | Oct 2023 | Resale |
| ONE LEICESTER | 13 | RCR | 2 | 11-15 | 1,055 | $1,848,000 | $1,752 | $1,752 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.