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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RESIDENCES @ EVELYN | 11 | CCR | 4 | 06-10 | 2,250 | $5,600,000 | $2,489 | $2,489 | Mar 2026 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 2 | 11-15 | 1,109 | $2,770,000 | $2,498 | $2,498 | Oct 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 2 | 06-10 | 1,109 | $2,718,000 | $2,452 | $2,452 | Aug 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 11-15 | 1,539 | $3,950,000 | $2,566 | $2,566 | Aug 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 26-30 | 1,528 | $4,000,000 | $2,617 | $2,617 | Jun 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 21-25 | 1,528 | $3,818,000 | $2,498 | $2,498 | May 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 2 | 16-20 | 1,109 | $2,600,000 | $2,345 | $2,345 | May 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 2 | 06-10 | 1,109 | $2,470,000 | $2,228 | $2,228 | Feb 2025 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 31-35 | 1,528 | $3,828,000 | $2,504 | $2,504 | Jul 2024 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 2 | 31-35 | 1,033 | $2,280,000 | $2,206 | $2,206 | Apr 2024 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 4 | 21-25 | 2,250 | $5,000,000 | $2,223 | $2,223 | Jan 2024 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 16-20 | 1,539 | $3,758,000 | $2,441 | $2,441 | Jan 2024 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 31-35 | 1,539 | $3,470,000 | $2,254 | $2,254 | Nov 2023 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 3 | 16-20 | 1,539 | $3,730,000 | $2,423 | $2,423 | Nov 2023 | Resale |
| RESIDENCES @ EVELYN | 11 | CCR | 2 | 26-30 | 1,033 | $2,380,000 | $2,303 | $2,303 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.