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 |
|---|---|---|---|---|---|---|---|---|---|---|
| RIDGEWOOD | 10 | CCR | 3* | 06-10 | 1,206 | $2,100,000 | $1,742 | $1,834 | Apr 2026 | Resale |
| RIDGEWOOD | 10 | CCR | 4* | 01-05 | 1,399 | $2,675,000 | $1,912 | $2,013 | Mar 2026 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 06-10 | 1,722 | $3,180,000 | $1,846 | $1,943 | Dec 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 16-20 | 2,002 | $3,670,000 | $1,833 | $1,929 | Nov 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 21-25 | 2,002 | $3,670,000 | $1,833 | $1,929 | Oct 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 01-05 | 2,002 | $3,738,000 | $1,867 | $1,965 | Oct 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | - | 2,852 | $4,850,000 | $1,700 | $1,789 | Oct 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 11-15 | 1,744 | $3,100,000 | $1,778 | $1,872 | Oct 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 4* | 11-15 | 1,399 | $2,580,000 | $1,844 | $1,941 | Oct 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | - | 2,852 | $4,850,000 | $1,700 | $1,789 | Sep 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 06-10 | 1,744 | $3,200,000 | $1,835 | $1,932 | Sep 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 11-15 | 1,744 | $2,900,000 | $1,663 | $1,751 | Sep 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | - | 2,852 | $5,000,000 | $1,753 | $1,845 | Sep 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 16-20 | 1,744 | $2,950,000 | $1,692 | $1,781 | Jul 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 21-25 | 2,013 | $3,550,000 | $1,764 | $1,857 | Apr 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 06-10 | 1,744 | $2,900,000 | $1,663 | $1,751 | Apr 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 06-10 | 2,002 | $3,600,000 | $1,798 | $1,893 | Mar 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 16-20 | 1,744 | $3,200,000 | $1,835 | $1,932 | Jan 2025 | Resale |
| RIDGEWOOD | 10 | CCR | 5* | 06-10 | 1,744 | $3,230,000 | $1,852 | $1,949 | Dec 2024 | Resale |
| RIDGEWOOD | 10 | CCR | 4* | 16-20 | 1,399 | $2,686,868 | $1,920 | $2,021 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.