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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINETREE HILL | 21 | RCR | 5 | 16-20 | 1,733 | $4,705,000 | $2,715 | $2,840 | Apr 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 2 | 21-25 | 775 | $2,064,000 | $2,663 | $2,786 | Apr 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 2 | 21-25 | 797 | $2,133,000 | $2,678 | $2,801 | Apr 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 01-05 | 1,216 | $2,981,000 | $2,451 | $2,580 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 5 | 01-05 | 1,733 | $4,400,000 | $2,539 | $2,673 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 21-25 | 1,216 | $3,243,000 | $2,666 | $2,806 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 01-05 | 1,216 | $3,042,000 | $2,501 | $2,633 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 2 | 21-25 | 775 | $2,049,000 | $2,644 | $2,783 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 21-25 | 1,216 | $3,203,000 | $2,633 | $2,772 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 5 | 01-05 | 1,733 | $4,382,000 | $2,529 | $2,662 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 21-25 | 1,216 | $3,223,000 | $2,650 | $2,789 | Mar 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 01-05 | 1,216 | $3,011,000 | $2,475 | $2,589 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 21-25 | 1,421 | $3,376,000 | $2,376 | $2,485 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 5 | 01-05 | 1,733 | $4,418,000 | $2,549 | $2,666 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 11-15 | 1,216 | $3,093,000 | $2,543 | $2,660 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 16-20 | 1,216 | $3,183,000 | $2,617 | $2,737 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 21-25 | 1,216 | $3,234,000 | $2,659 | $2,781 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 01-05 | 1,216 | $3,001,000 | $2,467 | $2,581 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 16-20 | 1,216 | $3,193,000 | $2,625 | $2,746 | Feb 2026 | New Sale |
| PINETREE HILL | 21 | RCR | 3 | 11-15 | 1,216 | $3,113,000 | $2,559 | $2,677 | Feb 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.