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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PENRITH | 3 | RCR | 4 | 36-40 | 1,281 | $3,935,000 | $3,072 | $3,207 | Mar 2026 | New Sale |
| PENRITH | 3 | RCR | 4 | 31-35 | 1,281 | $3,878,000 | $3,028 | $3,161 | Jan 2026 | New Sale |
| PENRITH | 3 | RCR | 4 | 36-40 | 1,281 | $3,922,000 | $3,062 | $3,196 | Dec 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 31-35 | 678 | $1,966,000 | $2,899 | $3,026 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 36-40 | 614 | $1,810,000 | $2,950 | $3,079 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 21-25 | 1,066 | $3,068,000 | $2,879 | $3,005 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 06-10 | 1,066 | $2,896,000 | $2,718 | $2,837 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 26-30 | 678 | $1,898,000 | $2,799 | $2,922 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 16-20 | 678 | $1,839,000 | $2,712 | $2,831 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 4 | 16-20 | 1,281 | $3,594,000 | $2,806 | $2,929 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 16-20 | 850 | $2,328,000 | $2,738 | $2,858 | Nov 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 36-40 | 678 | $2,040,000 | $3,008 | $3,140 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 16-20 | 936 | $2,620,000 | $2,798 | $2,921 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 4 | 36-40 | 1,173 | $3,554,000 | $3,029 | $3,162 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 36-40 | 850 | $2,497,000 | $2,936 | $3,065 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 01-05 | 1,066 | $2,822,000 | $2,648 | $2,764 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 31-35 | 678 | $1,989,000 | $2,933 | $3,062 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 11-15 | 614 | $1,639,000 | $2,671 | $2,788 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 3 | 21-25 | 786 | $2,254,000 | $2,869 | $2,995 | Oct 2025 | New Sale |
| PENRITH | 3 | RCR | 2 | 26-30 | 614 | $1,792,000 | $2,921 | $3,049 | Oct 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.