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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PRISTINE HEIGHTS | 8 | RCR | 2 | 06-10 | 732 | $1,200,000 | $1,639 | $1,639 | Jan 2026 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 2 | 16-20 | 732 | $1,295,000 | $1,769 | $1,769 | Nov 2025 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 3 | 06-10 | 1,076 | $1,755,000 | $1,630 | $1,630 | Dec 2024 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 3 | 16-20 | 1,356 | $2,320,000 | $1,711 | $1,711 | Oct 2024 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 3 | 16-20 | 1,356 | $2,240,000 | $1,652 | $1,652 | Sep 2024 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 3 | 06-10 | 1,356 | $2,138,000 | $1,576 | $1,576 | May 2024 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 3 | 11-15 | 850 | $1,460,000 | $1,717 | $1,717 | May 2024 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 2 | 11-15 | 732 | $1,208,000 | $1,650 | $1,650 | Feb 2024 | Resale |
| PRISTINE HEIGHTS | 8 | RCR | 2 | 11-15 | 732 | $1,180,000 | $1,612 | $1,612 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.