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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| QUESTA @ DUNMAN | 15 | RCR | 2 | 06-10 | 786 | $1,590,000 | $2,024 | — | Mar 2026 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 2 | 06-10 | 786 | $1,480,000 | $1,884 | — | Oct 2025 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 1 | 06-10 | 527 | $940,000 | $1,782 | — | Jun 2025 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 2 | 06-10 | 753 | $1,330,000 | $1,765 | — | May 2025 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 3 | 11-15 | 1,572 | $2,410,000 | $1,534 | — | Dec 2024 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 1 | 11-15 | 431 | $810,000 | $1,881 | — | May 2024 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 2 | 11-15 | 753 | $1,320,000 | $1,752 | — | May 2024 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 1 | 01-05 | 431 | $808,000 | $1,877 | — | Mar 2024 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 1 | 11-15 | 431 | $800,000 | $1,858 | — | Feb 2024 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 1 | 06-10 | 527 | $890,000 | $1,687 | — | Aug 2023 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 2 | 06-10 | 786 | $1,330,000 | $1,693 | — | Jul 2023 | Resale |
| QUESTA @ DUNMAN | 15 | RCR | 2 | 06-10 | 775 | $1,390,000 | $1,794 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.