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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARK COLONIAL | 13 | RCR | 4 | 01-05 | 1,184 | $3,000,000 | $2,534 | $2,820 | May 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 3 | 11-15 | 980 | $2,548,000 | $2,601 | $2,894 | May 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 1 | 11-15 | 463 | $1,030,000 | $2,225 | $2,476 | May 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 1 | 11-15 | 463 | $976,000 | $2,109 | $2,347 | Apr 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 01-05 | 603 | $1,350,000 | $2,240 | $2,492 | Apr 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 3 | 11-15 | 1,066 | $2,900,000 | $2,721 | $3,028 | Apr 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 1 | 01-05 | 506 | $1,115,000 | $2,204 | $2,452 | Apr 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 06-10 | 678 | $1,635,000 | $2,411 | $2,683 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 3 | 01-05 | 980 | $2,400,000 | $2,450 | $2,726 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 3 | 01-05 | 936 | $2,328,000 | $2,486 | $2,766 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 4 | 11-15 | 1,410 | $3,580,000 | $2,539 | $2,825 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 3 | 06-10 | 1,066 | $2,758,000 | $2,588 | $2,880 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 4 | 11-15 | 1,367 | $3,500,000 | $2,560 | $2,849 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 3 | 01-05 | 980 | $2,450,000 | $2,501 | $2,783 | Mar 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 06-10 | 635 | $1,460,000 | $2,299 | $2,558 | Feb 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 06-10 | 635 | $1,450,000 | $2,283 | $2,540 | Feb 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 01-05 | 570 | $1,268,000 | $2,223 | $2,474 | Feb 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 06-10 | 635 | $1,420,000 | $2,236 | $2,488 | Jan 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 1 | 11-15 | 506 | $1,180,000 | $2,332 | $2,595 | Jan 2026 | Resale |
| PARK COLONIAL | 13 | RCR | 2 | 06-10 | 678 | $1,580,000 | $2,330 | $2,593 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.