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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PANDAN VALLEY | 21 | RCR | 5* | 06-10 | 2,088 | $3,500,000 | $1,676 | $1,676 | Apr 2026 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 16-20 | 6,114 | $5,200,000 | $851 | $851 | Apr 2026 | Resale |
| PANDAN VALLEY | 21 | RCR | 4* | 01-05 | 1,464 | $2,188,888 | $1,495 | $1,495 | Feb 2026 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 11-15 | 1,755 | $2,910,000 | $1,659 | $1,659 | Jan 2026 | Resale |
| PANDAN VALLEY | 21 | RCR | 4* | 06-10 | 1,335 | $2,350,000 | $1,761 | $1,761 | Jan 2026 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 06-10 | 3,498 | $4,360,000 | $1,246 | $1,246 | Jan 2026 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 01-05 | 2,024 | $2,930,000 | $1,448 | $1,448 | Dec 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 4* | 01-05 | 1,464 | $2,200,000 | $1,503 | $1,503 | Sep 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 3* | 01-05 | 1,173 | $1,880,000 | $1,602 | $1,602 | Jun 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 4* | 01-05 | 1,528 | $2,600,000 | $1,701 | $1,701 | Jun 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 06-10 | 1,668 | $2,800,000 | $1,678 | $1,678 | May 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 01-05 | 1,668 | $2,750,000 | $1,648 | $1,648 | May 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 16-20 | 2,239 | $3,600,000 | $1,608 | $1,608 | Apr 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 06-10 | 2,648 | $3,075,000 | $1,161 | $1,161 | Apr 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 06-10 | 1,668 | $2,800,000 | $1,678 | $1,678 | Apr 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 11-15 | 2,088 | $3,210,000 | $1,537 | $1,537 | Apr 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 11-15 | 2,174 | $3,330,000 | $1,532 | $1,532 | Mar 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 4* | 06-10 | 1,335 | $2,200,000 | $1,648 | $1,648 | Feb 2025 | Resale |
| PANDAN VALLEY | 21 | RCR | 4* | 01-05 | 1,335 | $2,210,000 | $1,656 | $1,656 | Dec 2024 | Resale |
| PANDAN VALLEY | 21 | RCR | 5* | 11-15 | 2,088 | $3,180,000 | $1,523 | $1,523 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.