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).
Could not load schools, MRT, and supply data right now.
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| PAVILION 11 | 11 | CCR | 2 | 26-30 | 958 | $2,160,000 | $2,255 | — | Mar 2026 | Resale |
| PAVILION 11 | 11 | CCR | 2 | 01-05 | 958 | $1,968,000 | $2,054 | — | Jan 2026 | Resale |
| PAVILION 11 | 11 | CCR | 2 | 16-20 | 958 | $2,060,000 | $2,150 | — | Oct 2025 | Resale |
| PAVILION 11 | 11 | CCR | 3 | 01-05 | 1,485 | $3,008,888 | $2,026 | — | Sep 2025 | Resale |
| PAVILION 11 | 11 | CCR | 2 | 11-15 | 958 | $2,058,000 | $2,148 | — | Jun 2025 | Resale |
| PAVILION 11 | 11 | CCR | 2 | 31-35 | 958 | $2,138,888 | $2,233 | — | Feb 2025 | Resale |
| PAVILION 11 | 11 | CCR | 3 | 06-10 | 1,485 | $3,000,000 | $2,020 | — | Feb 2025 | Resale |
| PAVILION 11 | 11 | CCR | 3 | 16-20 | 1,485 | $2,985,000 | $2,010 | — | Feb 2025 | Resale |
| PAVILION 11 | 11 | CCR | 3 | 16-20 | 1,485 | $3,240,000 | $2,181 | — | Dec 2024 | Resale |
| PAVILION 11 | 11 | CCR | 3 | 26-30 | 1,485 | $3,200,000 | $2,154 | — | Nov 2024 | Resale |
| PAVILION 11 | 11 | CCR | 3 | 01-05 | 1,485 | $3,080,000 | $2,073 | — | Nov 2024 | Resale |
| PAVILION 11 | 11 | CCR | 2 | 06-10 | 958 | $2,048,000 | $2,138 | — | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.