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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 667 | $1,730,000 | $2,592 | $2,592 | Apr 2026 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 667 | $1,840,000 | $2,757 | $2,757 | Apr 2026 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 667 | $1,801,888 | $2,700 | $2,700 | Nov 2025 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 829 | $2,350,000 | $2,835 | $2,835 | Aug 2025 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 667 | $1,860,000 | $2,787 | $2,787 | Aug 2025 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 721 | $1,918,000 | $2,660 | $2,660 | Aug 2025 | Resale |
| ROYALGREEN | 10 | CCR | 3 | 01-05 | 980 | $2,920,000 | $2,981 | $2,981 | May 2025 | Resale |
| ROYALGREEN | 10 | CCR | 3 | 01-05 | 1,066 | $3,038,000 | $2,851 | $2,851 | Apr 2025 | Resale |
| ROYALGREEN | 10 | CCR | 3 | 01-05 | 1,044 | $3,108,000 | $2,977 | $2,977 | Feb 2025 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 818 | $2,350,000 | $2,873 | $2,873 | Dec 2024 | Resale |
| ROYALGREEN | 10 | CCR | 4 | 01-05 | 1,432 | $3,980,000 | $2,780 | $2,780 | Oct 2024 | Resale |
| ROYALGREEN | 10 | CCR | 2 | 01-05 | 775 | $2,015,000 | $2,600 | $2,600 | May 2024 | Resale |
| ROYALGREEN | 10 | CCR | 3 | 01-05 | 1,076 | $3,080,000 | $2,861 | $2,861 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.