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 |
|---|---|---|---|---|---|---|---|---|---|---|
| QUEENS | 3 | RCR | 3 | 21-25 | 1,184 | $2,328,000 | $1,966 | $2,392 | Feb 2026 | Resale |
| QUEENS | 3 | RCR | 3 | 16-20 | 1,184 | $2,138,000 | $1,806 | $2,198 | Jan 2026 | Resale |
| QUEENS | 3 | RCR | 3 | 26-30 | 1,184 | $2,380,000 | $2,010 | $2,446 | Dec 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 26-30 | 1,184 | $2,280,000 | $1,926 | $2,344 | Oct 2025 | Resale |
| QUEENS | 3 | RCR | 2 | 06-10 | 915 | $1,580,000 | $1,727 | $2,102 | Sep 2025 | Resale |
| QUEENS | 3 | RCR | 4 | 11-15 | 1,410 | $2,430,000 | $1,723 | $2,097 | Sep 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 36-40 | 1,195 | $2,200,888 | $1,842 | $2,242 | Aug 2025 | Resale |
| QUEENS | 3 | RCR | 4 | 21-25 | 1,410 | $2,738,800 | $1,942 | $2,363 | Jul 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 11-15 | 1,184 | $2,020,000 | $1,706 | $2,076 | Jul 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 31-35 | 1,195 | $2,300,000 | $1,925 | $2,343 | Jul 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 06-10 | 1,195 | $2,158,888 | $1,807 | $2,199 | Jun 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 31-35 | 1,184 | $2,090,000 | $1,765 | $2,148 | Jun 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 31-35 | 1,195 | $2,190,000 | $1,833 | $2,231 | Apr 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 06-10 | 1,195 | $1,968,000 | $1,647 | $2,004 | Mar 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 21-25 | 1,195 | $2,250,000 | $1,883 | $2,291 | Mar 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 21-25 | 1,195 | $2,050,000 | $1,716 | $2,088 | Mar 2025 | Resale |
| QUEENS | 3 | RCR | 3 | 06-10 | 1,292 | $1,980,000 | $1,533 | $1,866 | Dec 2024 | Resale |
| QUEENS | 3 | RCR | 3 | 01-05 | 1,184 | $1,898,000 | $1,603 | $1,951 | Nov 2024 | Resale |
| QUEENS | 3 | RCR | 3 | 16-20 | 1,195 | $2,080,000 | $1,741 | $2,119 | Nov 2024 | Resale |
| QUEENS | 3 | RCR | 3 | 06-10 | 1,184 | $2,050,000 | $1,731 | $2,106 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.