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 NATURA | 23 | RCR | 5 | 01-05 | 2,034 | $3,200,000 | $1,573 | $1,573 | Jan 2026 | Resale |
| PARK NATURA | 23 | RCR | 3 | 01-05 | 2,314 | $3,080,000 | $1,331 | $1,331 | Sep 2025 | Resale |
| PARK NATURA | 23 | RCR | 4 | 01-05 | 1,744 | $2,900,000 | $1,663 | $1,663 | Aug 2025 | Resale |
| PARK NATURA | 23 | RCR | 3 | 01-05 | 1,378 | $2,318,000 | $1,682 | $1,682 | Aug 2025 | Resale |
| PARK NATURA | 23 | RCR | 3 | 01-05 | 1,378 | $2,400,000 | $1,742 | $1,742 | Feb 2025 | Resale |
| PARK NATURA | 23 | RCR | 4 | 01-05 | 1,841 | $2,860,000 | $1,554 | $1,554 | Oct 2024 | Resale |
| PARK NATURA | 23 | RCR | 4 | 01-05 | 2,863 | $3,400,000 | $1,187 | $1,187 | Jul 2024 | Resale |
| PARK NATURA | 23 | RCR | 5* | 01-05 | 2,185 | $3,200,000 | $1,464 | $1,464 | Jun 2024 | Resale |
| PARK NATURA | 23 | RCR | 5* | 01-05 | 2,411 | $3,250,000 | $1,348 | $1,348 | Jun 2024 | Resale |
| PARK NATURA | 23 | RCR | 5 | 01-05 | 2,045 | $3,100,000 | $1,516 | $1,516 | May 2024 | Resale |
| PARK NATURA | 23 | RCR | 4 | 01-05 | 2,863 | $3,418,000 | $1,194 | $1,194 | Apr 2024 | Resale |
| PARK NATURA | 23 | RCR | 2 | 01-05 | 1,023 | $1,728,888 | $1,691 | $1,691 | Dec 2023 | Resale |
| PARK NATURA | 23 | RCR | 5 | 01-05 | 3,132 | $3,500,000 | $1,117 | $1,117 | Sep 2023 | Resale |
| PARK NATURA | 23 | RCR | 2 | 01-05 | 1,012 | $1,560,000 | $1,542 | $1,542 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.