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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PROMENADE PEAK | 3 | RCR | 1 | 26-30 | 527 | $1,603,700 | $3,041 | $3,174 | Jun 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 56-60 | 1,163 | $3,996,300 | $3,438 | $3,589 | May 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 56-60 | 1,163 | $3,980,700 | $3,424 | $3,574 | Apr 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 4 | 46-50 | 1,582 | $5,261,700 | $3,325 | $3,471 | Apr 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 41-45 | 1,033 | $3,098,062 | $2,998 | $3,129 | Apr 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 16-20 | 786 | $2,384,400 | $3,034 | $3,167 | Apr 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 11-15 | 786 | $2,308,000 | $2,937 | $3,066 | Apr 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 41-45 | 667 | $2,102,800 | $3,151 | $3,289 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 4 | 51-55 | 1,421 | $4,972,700 | $3,500 | $3,653 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 36-40 | 689 | $2,124,600 | $3,084 | $3,219 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 56-60 | 1,195 | $4,133,700 | $3,460 | $3,612 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 36-40 | 667 | $2,066,300 | $3,096 | $3,232 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 56-60 | 1,195 | $4,117,900 | $3,447 | $3,598 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 36-40 | 797 | $2,476,200 | $3,109 | $3,245 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 56-60 | 1,163 | $3,948,600 | $3,397 | $3,546 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 31-35 | 678 | $2,091,400 | $3,084 | $3,219 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 26-30 | 689 | $2,036,500 | $2,956 | $3,086 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 36-40 | 678 | $2,096,900 | $3,092 | $3,228 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 3 | 36-40 | 1,033 | $3,192,200 | $3,089 | $3,224 | Mar 2026 | New Sale |
| PROMENADE PEAK | 3 | RCR | 2 | 01-05 | 764 | $2,148,100 | $2,811 | $2,934 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.