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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PINNACLE 16 | 12 | RCR | 1 | 16-20 | 581 | $1,020,000 | $1,755 | $1,755 | May 2025 | Resale |
| PINNACLE 16 | 12 | RCR | 1 | 01-05 | 581 | $1,016,000 | $1,748 | $1,748 | May 2025 | Resale |
| PINNACLE 16 | 12 | RCR | 3 | 16-20 | 1,259 | $2,320,000 | $1,842 | $1,842 | Feb 2025 | Resale |
| PINNACLE 16 | 12 | RCR | 1 | 11-15 | 581 | $1,010,000 | $1,738 | $1,738 | Jan 2025 | Resale |
| PINNACLE 16 | 12 | RCR | 2 | 06-10 | 926 | $1,638,000 | $1,769 | $1,769 | Dec 2024 | Resale |
| PINNACLE 16 | 12 | RCR | 2 | 11-15 | 926 | $1,500,000 | $1,620 | $1,620 | Aug 2024 | Resale |
| PINNACLE 16 | 12 | RCR | 1 | 16-20 | 592 | $1,045,000 | $1,765 | $1,765 | Jul 2024 | Resale |
| PINNACLE 16 | 12 | RCR | 2 | 16-20 | 1,582 | $1,868,000 | $1,181 | $1,181 | Dec 2023 | Resale |
| PINNACLE 16 | 12 | RCR | 1 | 11-15 | 581 | $985,000 | $1,695 | $1,695 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.