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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RESIDENTIAL APARTMENTS | 14 | RCR | 5* | 01-05 | 2,046 | $4,320,000 | $2,111 | $2,111 | May 2026 | Resale |
| RESIDENTIAL APARTMENTS | 8 | RCR | 4* | 01-05 | 1,302 | $1,969,000 | $1,512 | $1,512 | May 2026 | Resale |
| RESIDENTIAL APARTMENTS | 8 | RCR | 4* | 01-05 | 1,335 | $1,969,000 | $1,475 | $1,475 | May 2026 | Resale |
| RESIDENTIAL APARTMENTS | 14 | RCR | 4* | 01-05 | 1,324 | $1,600,000 | $1,208 | $1,208 | May 2026 | Resale |
| RESIDENTIAL APARTMENTS | 3 | RCR | 2* | 01-05 | 732 | $1,880,000 | $2,568 | $2,568 | May 2026 | Resale |
| RESIDENTIAL APARTMENTS | 8 | RCR | 3* | 01-05 | 1,249 | $1,550,000 | $1,241 | $1,241 | Apr 2026 | Resale |
| RESIDENTIAL APARTMENTS | 8 | RCR | 4* | 01-05 | 1,536 | $2,100,000 | $1,367 | $1,367 | Apr 2026 | Resale |
| RESIDENTIAL APARTMENTS | 15 | RCR | 3* | 01-05 | 1,163 | $1,900,000 | $1,634 | $1,634 | Apr 2026 | Resale |
| RESIDENTIAL APARTMENTS | 8 | RCR | 3* | 01-05 | 1,173 | $1,600,000 | $1,364 | $1,364 | Apr 2026 | Resale |
| RESIDENTIAL APARTMENTS | 15 | RCR | 3* | 01-05 | 1,163 | $1,668,000 | $1,435 | $1,435 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 15 | RCR | 4* | 01-05 | 1,335 | $3,088,000 | $2,314 | $2,314 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 15 | RCR | 2* | 01-05 | 872 | $2,020,000 | $2,317 | $2,317 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 9 | CCR | 3* | 01-05 | 1,012 | $1,530,000 | $1,512 | $1,851 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 11 | CCR | 4* | 01-05 | 1,367 | $2,300,000 | $1,682 | $1,771 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 10 | CCR | 5* | 01-05 | 1,798 | $3,800,000 | $2,114 | $2,114 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 26 | OCR | 4* | 01-05 | 1,421 | $1,630,000 | $1,147 | $1,147 | Mar 2026 | Resale |
| RESIDENTIAL APARTMENTS | 12 | RCR | 3* | 01-05 | 1,076 | $1,750,000 | $1,626 | $1,712 | Feb 2026 | Resale |
| RESIDENTIAL APARTMENTS | 5 | RCR | 4* | 01-05 | 1,475 | $2,018,888 | $1,369 | $1,369 | Feb 2026 | Resale |
| RESIDENTIAL APARTMENTS | 12 | RCR | 5* | 01-05 | 1,636 | $1,710,000 | $1,045 | $1,045 | Feb 2026 | Resale |
| RESIDENTIAL APARTMENTS | 10 | CCR | 4* | 06-10 | 1,442 | $3,500,000 | $2,427 | $2,427 | Jan 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.