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 SHENTON | 1 | CCR | 1 | 26-30 | 581 | $1,125,000 | $1,935 | $2,263 | Apr 2026 | Resale |
| ONE SHENTON | 1 | CCR | 2 | 31-35 | 1,206 | $2,130,000 | $1,767 | $2,067 | Jan 2026 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 16-20 | 581 | $1,100,000 | $1,892 | $2,213 | Nov 2025 | Resale |
| ONE SHENTON | 1 | CCR | 3 | 16-20 | 1,572 | $2,988,000 | $1,901 | $2,223 | Oct 2025 | Resale |
| ONE SHENTON | 1 | CCR | 2 | 16-20 | 1,119 | $1,990,000 | $1,778 | $2,080 | Oct 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 11-15 | 538 | $1,116,000 | $2,074 | $2,426 | Sep 2025 | Resale |
| ONE SHENTON | 1 | CCR | 3 | 06-10 | 1,485 | $2,778,000 | $1,870 | $2,187 | Aug 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 16-20 | 570 | $1,165,888 | $2,044 | $2,391 | Aug 2025 | Resale |
| ONE SHENTON | 1 | CCR | 2 | 16-20 | 904 | $1,650,000 | $1,825 | $2,135 | Jun 2025 | Resale |
| ONE SHENTON | 1 | CCR | 2 | 06-10 | 1,066 | $1,860,000 | $1,745 | $2,041 | Jun 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 31-35 | 603 | $1,200,000 | $1,991 | $2,329 | May 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 36-40 | 614 | $1,228,000 | $2,001 | $2,340 | Apr 2025 | Resale |
| ONE SHENTON | 1 | CCR | 3 | 21-25 | 1,582 | $2,918,000 | $1,844 | $2,157 | Apr 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 31-35 | 581 | $1,168,000 | $2,009 | $2,350 | Apr 2025 | Resale |
| ONE SHENTON | 1 | CCR | 3 | 26-30 | 1,593 | $2,880,000 | $1,808 | $2,115 | Apr 2025 | Resale |
| ONE SHENTON | 1 | CCR | 3 | 31-35 | 1,593 | $2,880,000 | $1,808 | $2,115 | Mar 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 11-15 | 872 | $1,488,000 | $1,707 | $1,996 | Mar 2025 | Resale |
| ONE SHENTON | 1 | CCR | 1 | 16-20 | 969 | $1,660,000 | $1,714 | $2,005 | Mar 2025 | Resale |
| ONE SHENTON | 1 | CCR | 2 | 36-40 | 1,098 | $1,850,000 | $1,685 | $1,971 | Mar 2025 | Resale |
| ONE SHENTON | 1 | CCR | 2 | 31-35 | 1,141 | $2,080,000 | $1,823 | $2,132 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.