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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 11-15 | 1,302 | $2,200,000 | $1,689 | $2,067 | Mar 2026 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 16-20 | 1,324 | $2,188,000 | $1,653 | $2,023 | Feb 2026 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,195 | $1,928,000 | $1,614 | $1,976 | Nov 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 06-10 | 915 | $1,460,000 | $1,596 | $1,953 | Oct 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,302 | $2,070,000 | $1,589 | $1,945 | Oct 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 01-05 | 915 | $1,365,000 | $1,492 | $1,826 | Sep 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 11-15 | 915 | $1,450,000 | $1,585 | $1,940 | Aug 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 16-20 | 915 | $1,418,888 | $1,551 | $1,898 | Jul 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 16-20 | 1,195 | $2,010,000 | $1,682 | $2,059 | Jul 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 16-20 | 1,195 | $1,970,000 | $1,649 | $2,018 | Jul 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 06-10 | 915 | $1,400,000 | $1,530 | $1,873 | Jun 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 16-20 | 915 | $1,400,000 | $1,530 | $1,873 | Jun 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 06-10 | 915 | $1,370,000 | $1,497 | $1,832 | Jun 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,216 | $1,860,000 | $1,529 | $1,871 | Apr 2025 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 01-05 | 1,216 | $1,920,000 | $1,579 | $1,933 | Nov 2024 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 06-10 | 915 | $1,300,000 | $1,421 | $1,739 | May 2024 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 06-10 | 1,195 | $1,830,000 | $1,532 | $1,875 | Mar 2024 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 01-05 | 915 | $1,238,000 | $1,353 | $1,656 | Nov 2023 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 3 | 16-20 | 1,195 | $1,860,000 | $1,557 | $1,906 | Oct 2023 | Resale |
| RAFFLESIA CONDOMINIUM | 20 | RCR | 2 | 06-10 | 915 | $1,370,000 | $1,497 | $1,832 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.