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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 06-10 | 484 | $808,000 | $1,668 | $1,668 | Jan 2026 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 2 | 16-20 | 581 | $1,038,000 | $1,786 | $1,786 | Jan 2026 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 16-20 | 431 | $760,000 | $1,765 | $1,765 | Jul 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 06-10 | 409 | $728,000 | $1,780 | $1,780 | Jul 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 06-10 | 377 | $680,000 | $1,805 | $1,805 | Apr 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 16-20 | 344 | $660,000 | $1,916 | $1,916 | Apr 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 3* | 16-20 | 1,023 | $988,000 | $966 | $966 | Mar 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 16-20 | 344 | $658,000 | $1,910 | $1,910 | Mar 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 3 | 11-15 | 861 | $1,440,000 | $1,672 | $1,672 | Mar 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 11-15 | 344 | $635,000 | $1,844 | $1,844 | Jan 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 11-15 | 334 | $642,000 | $1,924 | $1,924 | Jan 2025 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 2 | 11-15 | 581 | $920,000 | $1,583 | $1,583 | Dec 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 11-15 | 344 | $638,888 | $1,855 | $1,855 | Sep 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 2 | 11-15 | 581 | $928,000 | $1,597 | $1,597 | Sep 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 3 | 16-20 | 1,916 | $1,950,000 | $1,018 | $1,018 | Aug 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 11-15 | 344 | $625,000 | $1,815 | $1,815 | May 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 06-10 | 398 | $668,000 | $1,677 | $1,677 | May 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 11-15 | 344 | $624,000 | $1,812 | $1,812 | Apr 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 06-10 | 344 | $628,000 | $1,823 | $1,823 | Feb 2024 | Resale |
| PRESTIGE HEIGHTS | 12 | RCR | 1 | 06-10 | 409 | $730,000 | $1,785 | $1,785 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.