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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PEAK RESIDENCE | 11 | CCR | 4 | 01-05 | 1,389 | $3,562,700 | $2,566 | $2,566 | Jun 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 4 | 01-05 | 1,389 | $3,780,000 | $2,722 | $2,722 | Jun 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 4 | 01-05 | 1,389 | $3,620,000 | $2,607 | $2,607 | May 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 2 | 01-05 | 829 | $2,078,505 | $2,508 | $2,508 | May 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 3 | 01-05 | 1,066 | $2,883,000 | $2,705 | $2,705 | May 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 2 | 01-05 | 797 | $1,895,300 | $2,379 | $2,379 | May 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 4 | 01-05 | 1,389 | $3,540,700 | $2,550 | $2,550 | May 2023 | New Sale |
| PEAK RESIDENCE | 11 | CCR | 3 | 01-05 | 1,066 | $2,547,800 | $2,391 | $2,391 | May 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.