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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ROYAL HALLMARK | 15 | RCR | 5 | 01-05 | 2,077 | $4,260,000 | $2,051 | $2,051 | Mar 2026 | Resale |
| ROYAL HALLMARK | 15 | RCR | 4 | 01-05 | 1,292 | $2,850,000 | $2,206 | $2,206 | Aug 2025 | Sub Sale |
| ROYAL HALLMARK | 15 | RCR | 4 | 01-05 | 1,292 | $2,828,000 | $2,189 | $2,189 | Jun 2025 | Sub Sale |
| ROYAL HALLMARK | 15 | RCR | 4 | 01-05 | 1,130 | $2,420,000 | $2,141 | $2,141 | Jun 2025 | Sub Sale |
| ROYAL HALLMARK | 15 | RCR | 5* | 01-05 | 1,711 | $3,400,000 | $1,987 | $1,987 | Mar 2025 | Sub Sale |
| ROYAL HALLMARK | 15 | RCR | 3 | 01-05 | 915 | $2,108,160 | $2,304 | $2,304 | Jun 2024 | New Sale |
| ROYAL HALLMARK | 15 | RCR | 3 | 01-05 | 915 | $2,022,150 | $2,210 | $2,210 | Nov 2023 | New Sale |
| ROYAL HALLMARK | 15 | RCR | 3 | 01-05 | 797 | $1,800,000 | $2,260 | $2,260 | Oct 2023 | New Sale |
| ROYAL HALLMARK | 15 | RCR | 3 | 01-05 | 797 | $1,772,000 | $2,225 | $2,225 | Aug 2023 | New Sale |
| ROYAL HALLMARK | 15 | RCR | 3 | 01-05 | 797 | $1,823,500 | $2,289 | $2,289 | Jun 2023 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.