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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PICCADILLY GRAND | 8 | RCR | 3 | 11-15 | 1,098 | $2,650,000 | $2,414 | $2,530 | May 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 01-05 | 710 | $1,720,000 | $2,421 | $2,538 | May 2026 | New Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 06-10 | 678 | $1,700,000 | $2,507 | $2,628 | May 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 06-10 | 710 | $1,680,000 | $2,365 | $2,479 | Apr 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 16-20 | 883 | $2,200,000 | $2,493 | $2,613 | Apr 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 16-20 | 710 | $1,738,888 | $2,448 | $2,566 | Apr 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 11-15 | 1,087 | $2,700,000 | $2,484 | $2,604 | Apr 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 5 | 06-10 | 1,582 | $3,700,000 | $2,338 | $2,451 | Apr 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 16-20 | 710 | $1,800,000 | $2,534 | $2,656 | Apr 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 11-15 | 1,076 | $2,715,000 | $2,522 | $2,644 | Mar 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 11-15 | 710 | $1,750,000 | $2,463 | $2,582 | Mar 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 11-15 | 1,098 | $2,680,000 | $2,441 | $2,559 | Mar 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 2 | 16-20 | 710 | $1,750,000 | $2,463 | $2,582 | Feb 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 16-20 | 1,076 | $2,728,000 | $2,534 | $2,656 | Feb 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 4 | 01-05 | 1,378 | $3,178,000 | $2,307 | $2,418 | Feb 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 4 | 06-10 | 1,378 | $3,200,000 | $2,323 | $2,435 | Jan 2026 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 21-25 | 1,076 | $2,750,000 | $2,555 | $2,678 | Dec 2025 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 4 | 06-10 | 1,389 | $3,200,000 | $2,305 | $2,416 | Dec 2025 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 4 | 06-10 | 1,410 | $3,500,000 | $2,482 | $2,602 | Nov 2025 | Sub Sale |
| PICCADILLY GRAND | 8 | RCR | 3 | 06-10 | 1,087 | $2,688,888 | $2,473 | $2,592 | Nov 2025 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.