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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARC EMILY | 9 | CCR | 2 | 06-10 | 1,206 | $2,630,000 | $2,182 | $2,182 | Mar 2026 | Resale |
| PARC EMILY | 9 | CCR | 2 | 06-10 | 893 | $1,950,000 | $2,183 | $2,183 | Jan 2026 | Resale |
| PARC EMILY | 9 | CCR | 2 | 06-10 | 1,206 | $2,620,000 | $2,173 | $2,173 | Jan 2026 | Resale |
| PARC EMILY | 9 | CCR | 2 | 01-05 | 904 | $1,958,000 | $2,166 | $2,166 | Dec 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 01-05 | 592 | $1,230,000 | $2,078 | $2,078 | Dec 2025 | Resale |
| PARC EMILY | 9 | CCR | 2 | 01-05 | 1,001 | $2,170,000 | $2,168 | $2,168 | Dec 2025 | Resale |
| PARC EMILY | 9 | CCR | 2 | 06-10 | 893 | $1,850,000 | $2,071 | $2,071 | Nov 2025 | Resale |
| PARC EMILY | 9 | CCR | 2 | 06-10 | 1,001 | $2,250,000 | $2,248 | $2,248 | Nov 2025 | Resale |
| PARC EMILY | 9 | CCR | 3 | 01-05 | 1,399 | $2,800,000 | $2,001 | $2,001 | Nov 2025 | Resale |
| PARC EMILY | 9 | CCR | 3 | 01-05 | 1,238 | $2,600,000 | $2,100 | $2,100 | Oct 2025 | Resale |
| PARC EMILY | 9 | CCR | 2 | 01-05 | 893 | $1,900,000 | $2,127 | $2,127 | Oct 2025 | Resale |
| PARC EMILY | 9 | CCR | 2 | 01-05 | 1,001 | $2,088,888 | $2,087 | $2,087 | Aug 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 01-05 | 549 | $1,150,000 | $2,095 | $2,095 | Jul 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 01-05 | 753 | $1,350,000 | $1,792 | $1,792 | Jun 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 01-05 | 549 | $1,165,000 | $2,122 | $2,122 | May 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 06-10 | 549 | $1,175,000 | $2,140 | $2,140 | Mar 2025 | Resale |
| PARC EMILY | 9 | CCR | 4 | 01-05 | 1,927 | $3,550,000 | $1,842 | $1,842 | Mar 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 06-10 | 592 | $1,188,000 | $2,007 | $2,007 | Feb 2025 | Resale |
| PARC EMILY | 9 | CCR | 1 | 01-05 | 689 | $1,250,000 | $1,815 | $1,815 | Dec 2024 | Resale |
| PARC EMILY | 9 | CCR | 2 | 01-05 | 1,206 | $2,550,000 | $2,115 | $2,115 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.