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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| PAVILION SQUARE | 14 | RCR | 1 | 01-05 | 398 | $618,000 | $1,552 | — | Dec 2025 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 06-10 | 398 | $618,000 | $1,552 | — | Sep 2025 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 06-10 | 398 | $631,888 | $1,587 | — | Apr 2025 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 01-05 | 657 | $970,000 | $1,477 | — | Mar 2025 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 01-05 | 398 | $618,000 | $1,552 | — | Jan 2025 | Resale |
| PAVILION SQUARE | 14 | RCR | 2 | 06-10 | 732 | $1,010,000 | $1,380 | — | Nov 2024 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 01-05 | 398 | $650,000 | $1,632 | — | Oct 2024 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 06-10 | 398 | $630,888 | $1,584 | — | May 2024 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 01-05 | 398 | $650,000 | $1,632 | — | Dec 2023 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 01-05 | 463 | $660,000 | $1,426 | — | Oct 2023 | Resale |
| PAVILION SQUARE | 14 | RCR | 1 | 06-10 | 398 | $608,000 | $1,527 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.