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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PATERSON RESIDENCE | 9 | CCR | 3 | 16-20 | 1,313 | $3,700,000 | $2,818 | $2,818 | Apr 2026 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 06-10 | 1,496 | $4,220,000 | $2,821 | $2,821 | Dec 2025 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 11-15 | 1,658 | $4,720,000 | $2,847 | $2,847 | Nov 2025 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 3 | 16-20 | 1,313 | $3,530,000 | $2,688 | $2,688 | May 2025 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 3 | 16-20 | 1,313 | $3,570,000 | $2,719 | $2,719 | Mar 2025 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 06-10 | 1,496 | $3,850,000 | $2,573 | $2,573 | Mar 2025 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 3 | 11-15 | 1,313 | $3,368,000 | $2,565 | $2,565 | Feb 2025 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 06-10 | 1,496 | $4,040,000 | $2,700 | $2,700 | Dec 2024 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 21-25 | 1,593 | $4,300,000 | $2,699 | $2,699 | Oct 2024 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 3 | 16-20 | 1,313 | $3,530,000 | $2,688 | $2,688 | Oct 2024 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 5* | 21-25 | 4,898 | $9,500,000 | $1,940 | $1,940 | Apr 2024 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 11-15 | 1,496 | $4,065,000 | $2,717 | $2,717 | Feb 2024 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 3 | 11-15 | 1,313 | $3,520,000 | $2,680 | $2,680 | Jan 2024 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 3 | 11-15 | 1,313 | $3,300,000 | $2,513 | $2,513 | Dec 2023 | Resale |
| PATERSON RESIDENCE | 9 | CCR | 4 | 11-15 | 1,496 | $4,018,000 | $2,686 | $2,686 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.