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 PEARL BANK | 3 | RCR | 2 | 16-20 | 893 | $2,380,000 | $2,664 | $2,952 | Mar 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 16-20 | 700 | $1,820,000 | $2,601 | $2,882 | Mar 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 26-30 | 743 | $2,030,000 | $2,733 | $3,028 | Feb 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 3 | 11-15 | 1,152 | $2,950,000 | $2,561 | $2,838 | Feb 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 01-05 | 700 | $1,620,000 | $2,315 | $2,565 | Jan 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 26-30 | 807 | $2,200,000 | $2,725 | $3,019 | Jan 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 3 | 11-15 | 1,184 | $2,980,000 | $2,517 | $2,789 | Jan 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 16-20 | 840 | $2,250,000 | $2,680 | $2,970 | Jan 2026 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 1 | 06-10 | 431 | $955,000 | $2,218 | $2,458 | Dec 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 26-30 | 700 | $1,900,000 | $2,716 | $3,009 | Dec 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 1 | 01-05 | 431 | $953,000 | $2,213 | $2,452 | Nov 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 1 | 21-25 | 431 | $1,010,000 | $2,346 | $2,599 | Nov 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 3 | 31-35 | 1,281 | $3,560,000 | $2,779 | $3,079 | Oct 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 01-05 | 743 | $1,820,000 | $2,450 | $2,715 | Oct 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 3 | 06-10 | 1,152 | $2,980,000 | $2,587 | $2,866 | Sep 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 4 | 06-10 | 1,432 | $3,800,000 | $2,654 | $2,941 | Sep 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 06-10 | 700 | $1,788,000 | $2,556 | $2,832 | Sep 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 2 | 16-20 | 743 | $1,980,000 | $2,666 | $2,954 | Aug 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 3 | 11-15 | 1,216 | $3,200,000 | $2,631 | $2,915 | Jul 2025 | Sub Sale |
| ONE PEARL BANK | 3 | RCR | 1 | 11-15 | 527 | $1,238,888 | $2,349 | $2,603 | Jul 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.