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 |
|---|---|---|---|---|---|---|---|---|---|---|
| REGENCY SUITES | 3 | RCR | 4 | 31-35 | 4,413 | $6,000,000 | $1,360 | — | Feb 2026 | Resale |
| REGENCY SUITES | 3 | RCR | 3 | 31-35 | 1,421 | $3,230,000 | $2,273 | — | Jan 2026 | Resale |
| REGENCY SUITES | 3 | RCR | 2 | 21-25 | 980 | $2,240,000 | $2,287 | — | Sep 2025 | Resale |
| REGENCY SUITES | 3 | RCR | 3 | 11-15 | 1,421 | $3,200,000 | $2,252 | — | Jul 2025 | Resale |
| REGENCY SUITES | 3 | RCR | 2 | 11-15 | 980 | $2,000,000 | $2,042 | — | Jul 2024 | Resale |
| REGENCY SUITES | 3 | RCR | 2 | 11-15 | 980 | $2,050,000 | $2,093 | — | Jul 2024 | Resale |
| REGENCY SUITES | 3 | RCR | 3 | 26-30 | 1,421 | $3,200,000 | $2,252 | — | Mar 2024 | Resale |
| REGENCY SUITES | 3 | RCR | 2 | 26-30 | 980 | $2,100,000 | $2,144 | — | Mar 2024 | Resale |
| REGENCY SUITES | 3 | RCR | 3 | 26-30 | 1,421 | $3,265,000 | $2,298 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.