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 |
|---|---|---|---|---|---|---|---|---|---|---|
| REGENT RESIDENCES | 12 | RCR | 2 | 16-20 | 818 | $1,380,000 | $1,687 | — | May 2026 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 16-20 | 818 | $1,400,000 | $1,711 | — | Jan 2026 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 16-20 | 818 | $1,390,000 | $1,699 | — | Sep 2025 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 16-20 | 861 | $1,450,000 | $1,684 | — | Jun 2025 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 01-05 | 807 | $1,330,000 | $1,647 | — | Apr 2025 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 21-25 | 861 | $1,380,000 | $1,603 | — | Mar 2025 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 16-20 | 689 | $1,070,000 | $1,553 | — | Dec 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 1 | 06-10 | 409 | $755,000 | $1,846 | — | Dec 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 11-15 | 807 | $1,367,640 | $1,694 | — | Dec 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 1 | 26-30 | 850 | $1,300,000 | $1,529 | — | Oct 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 01-05 | 818 | $1,280,000 | $1,565 | — | Jul 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 06-10 | 818 | $1,280,000 | $1,565 | — | Jun 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 06-10 | 807 | $1,300,000 | $1,610 | — | May 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 1 | 16-20 | 409 | $780,000 | $1,907 | — | May 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 26-30 | 1,615 | $2,080,000 | $1,288 | — | May 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 11-15 | 818 | $1,300,000 | $1,589 | — | Feb 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 01-05 | 807 | $1,265,000 | $1,567 | — | Feb 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 1 | 16-20 | 409 | $780,000 | $1,907 | — | Jan 2024 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 11-15 | 818 | $1,288,000 | $1,574 | — | Dec 2023 | Resale |
| REGENT RESIDENCES | 12 | RCR | 2 | 26-30 | 1,356 | $1,880,000 | $1,386 | — | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.