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 SUITES | 9 | CCR | 5* | 11-15 | 1,765 | $5,100,000 | $2,889 | $2,889 | Mar 2026 | Resale |
| PATERSON SUITES | 9 | CCR | 4 | 06-10 | 2,164 | $5,950,000 | $2,750 | $2,750 | Jan 2026 | Resale |
| PATERSON SUITES | 9 | CCR | 3 | 16-20 | 1,679 | $4,839,688 | $2,882 | $2,882 | Jan 2026 | Resale |
| PATERSON SUITES | 9 | CCR | 5* | 01-05 | 2,185 | $5,960,000 | $2,728 | $2,728 | Jan 2026 | Resale |
| PATERSON SUITES | 9 | CCR | 3 | 16-20 | 1,679 | $5,000,000 | $2,978 | $2,978 | Jan 2026 | Resale |
| PATERSON SUITES | 9 | CCR | 4 | 01-05 | 2,164 | $5,900,000 | $2,727 | $2,727 | Dec 2025 | Resale |
| PATERSON SUITES | 9 | CCR | 5* | 06-10 | 1,722 | $4,850,000 | $2,816 | $2,816 | Dec 2025 | Resale |
| PATERSON SUITES | 9 | CCR | 5* | 16-20 | 2,196 | $5,700,000 | $2,596 | $2,596 | Jul 2025 | Resale |
| PATERSON SUITES | 9 | CCR | 4 | 16-20 | 2,228 | $5,913,000 | $2,654 | $2,654 | Jun 2024 | Resale |
| PATERSON SUITES | 9 | CCR | 3 | 16-20 | 1,679 | $4,900,000 | $2,918 | $2,918 | Jun 2024 | Resale |
| PATERSON SUITES | 9 | CCR | 4 | 01-05 | 2,164 | $5,880,000 | $2,718 | $2,718 | Mar 2024 | Resale |
| PATERSON SUITES | 9 | CCR | 4 | 11-15 | 2,164 | $5,951,000 | $2,751 | $2,751 | Feb 2024 | Resale |
| PATERSON SUITES | 9 | CCR | 3 | 01-05 | 1,679 | $4,400,000 | $2,620 | $2,620 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.