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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PALM SPRING | 10 | CCR | 5* | 01-05 | 1,884 | $4,230,000 | $2,246 | $2,246 | Mar 2026 | Resale |
| PALM SPRING | 10 | CCR | 5* | 01-05 | 1,851 | $4,200,000 | $2,269 | $2,269 | Dec 2025 | Resale |
| PALM SPRING | 10 | CCR | 5* | 06-10 | 3,014 | $6,250,000 | $2,074 | $2,074 | Oct 2025 | Resale |
| PALM SPRING | 10 | CCR | 5* | 01-05 | 1,873 | $4,250,000 | $2,269 | $2,269 | Sep 2025 | Resale |
| PALM SPRING | 10 | CCR | 4* | 01-05 | 1,485 | $3,480,000 | $2,343 | $2,343 | Sep 2025 | Resale |
| PALM SPRING | 10 | CCR | 5* | 01-05 | 1,884 | $4,200,000 | $2,230 | $2,230 | Mar 2025 | Resale |
| PALM SPRING | 10 | CCR | 3* | 01-05 | 1,055 | $2,420,000 | $2,294 | $2,294 | Feb 2025 | Resale |
| PALM SPRING | 10 | CCR | 5* | 01-05 | 1,884 | $4,400,000 | $2,336 | $2,336 | Jan 2025 | Resale |
| PALM SPRING | 10 | CCR | 4* | 01-05 | 1,496 | $3,360,000 | $2,246 | $2,246 | Oct 2024 | Resale |
| PALM SPRING | 10 | CCR | 3* | 01-05 | 947 | $2,190,000 | $2,312 | $2,312 | Sep 2024 | Resale |
| PALM SPRING | 10 | CCR | 5* | 01-05 | 1,851 | $4,165,000 | $2,250 | $2,250 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.