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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RAFFLES PARK | 11 | CCR | 5* | - | 8,280 | $19,200,000 | $2,319 | $2,319 | Feb 2026 | Resale |
| RAFFLES PARK | 11 | CCR | 5* | - | 10,116 | $20,000,000 | $1,977 | $1,977 | Sep 2024 | Resale |
| RAFFLES PARK | 11 | CCR | 5* | - | 11,071 | $25,300,000 | $2,285 | $2,285 | Aug 2023 | Resale |
| RAFFLES PARK | 11 | CCR | 5* | - | 11,314 | $24,000,000 | $2,121 | $2,121 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.