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 PEAK | 3 | RCR | 3 | 16-20 | 947 | $1,988,000 | $2,099 | $2,353 | Apr 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 36-40 | 861 | $2,028,000 | $2,355 | $2,639 | Mar 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 4 | 36-40 | 1,507 | $3,480,000 | $2,309 | $2,588 | Feb 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 31-35 | 1,001 | $2,328,000 | $2,326 | $2,607 | Feb 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 2 | 11-15 | 775 | $1,600,000 | $2,065 | $2,314 | Jan 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 36-40 | 1,001 | $2,315,000 | $2,313 | $2,592 | Jan 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 36-40 | 840 | $2,019,000 | $2,405 | $2,695 | Jan 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 1 | 06-10 | 431 | $948,000 | $2,202 | $2,468 | Jan 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 2 | 11-15 | 624 | $1,336,000 | $2,140 | $2,398 | Jan 2026 | Resale |
| QUEENS PEAK | 3 | RCR | 1 | 11-15 | 431 | $955,000 | $2,218 | $2,486 | Dec 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 31-35 | 840 | $1,910,000 | $2,275 | $2,550 | Dec 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 1* | 16-20 | 441 | $980,000 | $2,221 | $2,489 | Dec 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 41-45 | 850 | $1,988,888 | $2,339 | $2,621 | Nov 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 1 | 26-30 | 431 | $970,000 | $2,253 | $2,525 | Oct 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 26-30 | 861 | $1,965,000 | $2,282 | $2,558 | Sep 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 1 | 11-15 | 431 | $968,000 | $2,248 | $2,520 | Sep 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 2 | 36-40 | 807 | $1,880,000 | $2,329 | $2,610 | Sep 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 1* | 21-25 | 441 | $968,000 | $2,193 | $2,458 | Sep 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 31-35 | 850 | $1,938,888 | $2,280 | $2,555 | Sep 2025 | Resale |
| QUEENS PEAK | 3 | RCR | 3 | 36-40 | 850 | $1,978,888 | $2,327 | $2,608 | Sep 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.