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 ESTA | 14 | RCR | 1* | 01-05 | 452 | $933,000 | $2,064 | $2,292 | Apr 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 11-15 | 527 | $1,185,000 | $2,247 | $2,495 | Apr 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 11-15 | 581 | $1,440,000 | $2,477 | $2,750 | Apr 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 06-10 | 420 | $900,000 | $2,144 | $2,381 | Apr 2026 | Resale |
| PARC ESTA | 14 | RCR | 3* | 01-05 | 1,023 | $2,350,000 | $2,298 | $2,552 | Apr 2026 | Resale |
| PARC ESTA | 14 | RCR | 3* | 16-20 | 1,033 | $2,650,000 | $2,565 | $2,848 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 06-10 | 452 | $950,000 | $2,101 | $2,333 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 3* | 01-05 | 1,023 | $2,200,000 | $2,151 | $2,388 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 2* | 11-15 | 635 | $1,490,000 | $2,346 | $2,605 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 3* | 06-10 | 1,119 | $2,950,000 | $2,635 | $2,926 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 2* | 06-10 | 635 | $1,480,000 | $2,330 | $2,587 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 11-15 | 452 | $985,000 | $2,179 | $2,419 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 3* | 01-05 | 1,001 | $2,368,888 | $2,366 | $2,627 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 01-05 | 420 | $890,000 | $2,120 | $2,354 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 4* | 11-15 | 1,399 | $3,600,000 | $2,573 | $2,857 | Mar 2026 | Resale |
| PARC ESTA | 14 | RCR | 2* | 01-05 | 743 | $1,642,888 | $2,212 | $2,456 | Feb 2026 | Resale |
| PARC ESTA | 14 | RCR | 2* | 01-05 | 700 | $1,588,888 | $2,271 | $2,522 | Feb 2026 | Resale |
| PARC ESTA | 14 | RCR | 2* | 11-15 | 635 | $1,450,000 | $2,283 | $2,535 | Feb 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 16-20 | 517 | $925,000 | $1,790 | $1,988 | Feb 2026 | Resale |
| PARC ESTA | 14 | RCR | 1* | 06-10 | 452 | $988,000 | $2,185 | $2,426 | Feb 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.