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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| POLLEN & BLEU | 10 | CCR | 3 | 01-05 | 1,206 | $2,540,000 | $2,107 | — | Dec 2025 | Resale |
| POLLEN & BLEU | 10 | CCR | 2 | 06-10 | 872 | $1,900,000 | $2,179 | — | Apr 2025 | Resale |
| POLLEN & BLEU | 10 | CCR | 2 | 06-10 | 872 | $1,710,000 | $1,961 | — | Mar 2025 | Resale |
| POLLEN & BLEU | 10 | CCR | 2 | 01-05 | 872 | $1,700,000 | $1,950 | — | Mar 2025 | Resale |
| POLLEN & BLEU | 10 | CCR | 2 | 01-05 | 1,163 | $2,038,000 | $1,753 | — | Feb 2025 | Resale |
| POLLEN & BLEU | 10 | CCR | 3 | 01-05 | 1,141 | $2,300,000 | $2,016 | — | Jan 2025 | Resale |
| POLLEN & BLEU | 10 | CCR | 3 | 01-05 | 1,206 | $2,430,000 | $2,016 | — | Oct 2024 | Resale |
| POLLEN & BLEU | 10 | CCR | 3 | 06-10 | 1,206 | $2,455,000 | $2,036 | — | Sep 2024 | Resale |
| POLLEN & BLEU | 10 | CCR | 4 | 01-05 | 1,593 | $3,025,000 | $1,899 | — | Sep 2024 | Resale |
| POLLEN & BLEU | 10 | CCR | 4 | 01-05 | 1,432 | $2,770,000 | $1,935 | — | Feb 2024 | Resale |
| POLLEN & BLEU | 10 | CCR | 1 | 01-05 | 603 | $1,170,000 | $1,941 | — | Feb 2024 | Resale |
| POLLEN & BLEU | 10 | CCR | 3 | 01-05 | 1,184 | $2,180,000 | $1,841 | — | Feb 2024 | Resale |
| POLLEN & BLEU | 10 | CCR | 2 | 01-05 | 872 | $1,745,000 | $2,001 | — | Dec 2023 | Resale |
| POLLEN & BLEU | 10 | CCR | 2 | 01-05 | 893 | $1,820,000 | $2,037 | — | Oct 2023 | Resale |
| POLLEN & BLEU | 10 | CCR | 3 | 01-05 | 980 | $2,300,000 | $2,348 | — | Oct 2023 | Resale |
| POLLEN & BLEU | 10 | CCR | 1 | 01-05 | 549 | $1,010,000 | $1,840 | — | Oct 2023 | Resale |
| POLLEN & BLEU | 10 | CCR | 3 | 01-05 | 1,184 | $2,180,000 | $1,841 | — | Jul 2023 | Resale |
| POLLEN & BLEU | 10 | CCR | 1 | 06-10 | 603 | $1,172,000 | $1,944 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.