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 |
|---|---|---|---|---|---|---|---|---|---|---|
| REZI 35 | 14 | RCR | 2* | 06-10 | 840 | $1,365,000 | $1,626 | $1,626 | Apr 2026 | Resale |
| REZI 35 | 14 | RCR | 1* | 01-05 | 452 | $750,000 | $1,659 | $1,659 | Jul 2025 | Resale |
| REZI 35 | 14 | RCR | 1* | 06-10 | 452 | $785,000 | $1,736 | $1,736 | Mar 2025 | Resale |
| REZI 35 | 14 | RCR | 3* | 01-05 | 926 | $1,398,000 | $1,510 | $1,510 | Aug 2024 | Resale |
| REZI 35 | 14 | RCR | 2* | 06-10 | 646 | $1,050,000 | $1,626 | $1,626 | Jun 2024 | Resale |
| REZI 35 | 14 | RCR | 1* | 06-10 | 441 | $755,000 | $1,711 | $1,711 | Mar 2024 | Resale |
| REZI 35 | 14 | RCR | 2* | 01-05 | 840 | $1,335,000 | $1,590 | $1,590 | Feb 2024 | Resale |
| REZI 35 | 14 | RCR | 1* | 01-05 | 452 | $760,000 | $1,681 | $1,681 | Sep 2023 | Resale |
| REZI 35 | 14 | RCR | 1* | 01-05 | 441 | $720,000 | $1,631 | $1,631 | Jun 2023 | Resale |
| REZI 35 | 14 | RCR | 1* | 01-05 | 452 | $742,000 | $1,641 | $1,641 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.