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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,076 | $2,540,000 | $2,360 | $2,360 | Jan 2025 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,076 | $2,600,980 | $2,416 | $2,416 | Dec 2024 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,076 | $2,543,000 | $2,363 | $2,363 | Dec 2024 | New Sale |
| PARQ BELLA | 15 | RCR | 4 | 01-05 | 1,367 | $3,120,000 | $2,282 | $2,282 | Nov 2024 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,098 | $2,590,000 | $2,359 | $2,359 | Jun 2024 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,098 | $2,561,000 | $2,333 | $2,333 | Apr 2024 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,130 | $2,657,000 | $2,351 | $2,351 | Dec 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 4 | 01-05 | 1,787 | $3,467,000 | $1,940 | $1,940 | Nov 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,302 | $2,710,000 | $2,081 | $2,081 | Oct 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,249 | $2,652,000 | $2,124 | $2,124 | Sep 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,130 | $2,656,440 | $2,350 | $2,350 | Sep 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,098 | $2,515,000 | $2,291 | $2,291 | Sep 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 2 | 01-05 | 926 | $2,208,000 | $2,385 | $2,385 | Sep 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 4 | 01-05 | 1,367 | $3,185,000 | $2,330 | $2,330 | Sep 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 2 | 01-05 | 926 | $2,208,000 | $2,385 | $2,385 | Aug 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 2 | 01-05 | 926 | $2,189,000 | $2,365 | $2,365 | Aug 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,130 | $2,670,000 | $2,362 | $2,362 | Aug 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 4 | 01-05 | 1,367 | $3,161,000 | $2,312 | $2,312 | Aug 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 3 | 01-05 | 1,076 | $2,249,420 | $2,090 | $2,090 | Aug 2023 | New Sale |
| PARQ BELLA | 15 | RCR | 4 | 01-05 | 1,593 | $3,170,000 | $1,990 | $1,990 | Jul 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.