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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PERFECT TEN | 10 | CCR | 2 | 11-15 | 764 | $2,440,000 | $3,193 | $3,193 | Mar 2026 | Sub Sale |
| PERFECT TEN | 10 | CCR | 3 | 06-10 | 1,281 | $4,200,000 | $3,279 | $3,279 | Feb 2026 | Sub Sale |
| PERFECT TEN | 10 | CCR | 3 | 01-05 | 1,281 | $4,188,000 | $3,270 | $3,270 | Jan 2026 | Sub Sale |
| PERFECT TEN | 10 | CCR | 3 | 16-20 | 1,281 | $4,250,000 | $3,318 | $3,318 | Apr 2025 | Sub Sale |
| PERFECT TEN | 10 | CCR | 3 | 21-25 | 1,281 | $4,359,000 | $3,403 | $3,403 | May 2024 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 786 | $2,650,000 | $3,373 | $3,373 | Apr 2024 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 797 | $2,755,280 | $3,459 | $3,459 | Mar 2024 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 753 | $2,680,000 | $3,557 | $3,557 | Feb 2024 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 797 | $2,859,000 | $3,589 | $3,589 | Jan 2024 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 786 | $2,590,720 | $3,297 | $3,297 | Nov 2023 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 753 | $2,638,000 | $3,501 | $3,501 | Sep 2023 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 753 | $2,765,000 | $3,670 | $3,670 | Aug 2023 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 786 | $2,638,000 | $3,357 | $3,357 | Aug 2023 | New Sale |
| PERFECT TEN | 10 | CCR | 2 | 21-25 | 797 | $2,699,840 | $3,390 | $3,390 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.