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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PRINCIPAL GARDEN | 3 | RCR | 2 | 11-15 | 807 | $1,800,000 | $2,230 | $2,508 | Mar 2026 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 3 | 16-20 | 1,076 | $2,905,000 | $2,699 | $3,036 | Mar 2026 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 11-15 | 484 | $945,000 | $1,951 | $2,195 | Feb 2026 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2* | 06-10 | 861 | $1,888,000 | $2,193 | $2,467 | Feb 2026 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 3 | 11-15 | 1,076 | $2,800,000 | $2,601 | $2,926 | Jan 2026 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 01-05 | 484 | $930,000 | $1,920 | $2,160 | Dec 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 21-25 | 484 | $950,000 | $1,961 | $2,206 | Dec 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 06-10 | 764 | $1,700,000 | $2,224 | $2,502 | Dec 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 06-10 | 807 | $1,850,000 | $2,292 | $2,578 | Nov 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 16-20 | 484 | $960,000 | $1,982 | $2,229 | Nov 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 4 | 16-20 | 1,572 | $3,960,000 | $2,520 | $2,835 | Nov 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 21-25 | 495 | $965,000 | $1,949 | $2,192 | Nov 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 01-05 | 495 | $928,000 | $1,874 | $2,108 | Oct 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 11-15 | 764 | $1,638,000 | $2,143 | $2,411 | Oct 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 21-25 | 495 | $965,000 | $1,949 | $2,192 | Sep 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 16-20 | 807 | $1,920,000 | $2,378 | $2,675 | Sep 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 1 | 21-25 | 495 | $955,000 | $1,929 | $2,170 | Sep 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 21-25 | 807 | $1,919,000 | $2,377 | $2,674 | Aug 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 16-20 | 786 | $1,711,000 | $2,177 | $2,449 | Aug 2025 | Resale |
| PRINCIPAL GARDEN | 3 | RCR | 2 | 16-20 | 764 | $1,635,000 | $2,139 | $2,406 | Jul 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.