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 |
|---|---|---|---|---|---|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 16-20 | 463 | $1,288,888 | $2,785 | $2,785 | Mar 2026 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 3 | 06-10 | 1,163 | $3,700,000 | $3,183 | $3,183 | Feb 2026 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 4 | 01-05 | 1,378 | $4,100,000 | $2,976 | $2,976 | Jun 2025 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 2 | 11-15 | 667 | $2,000,000 | $2,997 | $2,997 | May 2025 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 3 | 11-15 | 1,163 | $3,938,000 | $3,388 | $3,388 | Apr 2025 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 4 | 06-10 | 1,378 | $4,500,000 | $3,266 | $3,266 | Mar 2025 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 3 | 06-10 | 1,163 | $3,500,000 | $3,011 | $3,011 | Jan 2025 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 4 | 06-10 | 1,378 | $3,950,000 | $2,867 | $2,867 | Oct 2024 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 2 | 06-10 | 667 | $2,050,000 | $3,072 | $3,072 | Aug 2024 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 06-10 | 463 | $1,440,000 | $3,111 | $3,111 | Mar 2024 | Sub Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,590,000 | $3,435 | $3,435 | Mar 2024 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 3 | 16-20 | 1,163 | $3,601,000 | $3,098 | $3,098 | Feb 2024 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,598,000 | $3,453 | $3,453 | Dec 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,609,000 | $3,476 | $3,476 | Dec 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,659,240 | $3,585 | $3,585 | Nov 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 3 | 26-30 | 1,163 | $3,740,000 | $3,217 | $3,217 | Nov 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 3 | 01-05 | 1,163 | $3,258,000 | $2,803 | $2,803 | Nov 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,582,700 | $3,419 | $3,419 | Nov 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,726,000 | $3,729 | $3,729 | Oct 2023 | New Sale |
| PULLMAN RESIDENCES NEWTON | 11 | CCR | 1 | 26-30 | 463 | $1,578,000 | $3,409 | $3,409 | Oct 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.