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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,625,000 | $2,097 | $2,198 | Mar 2026 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 1 | 06-10 | 538 | $1,125,000 | $2,090 | $2,191 | Feb 2026 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,630,000 | $2,103 | $2,204 | Jan 2026 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,600,000 | $2,065 | $2,165 | Jan 2026 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,650,888 | $2,130 | $2,233 | Dec 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 710 | $1,475,000 | $2,076 | $2,176 | Dec 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 3 | 01-05 | 1,023 | $1,970,000 | $1,927 | $2,020 | Dec 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 3 | 06-10 | 1,023 | $2,250,000 | $2,200 | $2,306 | Dec 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,670,000 | $2,155 | $2,259 | Nov 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 1 | 06-10 | 538 | $1,088,888 | $2,023 | $2,121 | Nov 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 710 | $1,470,000 | $2,069 | $2,169 | Nov 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 1 | 06-10 | 517 | $1,000,000 | $1,935 | $2,028 | Oct 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 01-05 | 775 | $1,550,000 | $2,000 | $2,096 | Oct 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,590,000 | $2,052 | $2,151 | Sep 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 06-10 | 775 | $1,610,000 | $2,077 | $2,177 | Sep 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 11-15 | 775 | $1,660,000 | $2,142 | $2,245 | Sep 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 2 | 01-05 | 775 | $1,508,888 | $1,947 | $2,041 | Aug 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 1 | 06-10 | 538 | $1,100,000 | $2,044 | $2,143 | Aug 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 3 | 01-05 | 1,023 | $2,138,000 | $2,091 | $2,192 | Aug 2025 | Sub Sale |
| PASIR RIS 8 | 18 | OCR | 3 | 01-05 | 1,066 | $2,200,000 | $2,065 | $2,165 | Aug 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.