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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| SANCTUARY@NEWTON | 11 | CCR | 3* | 01-05 | 1,055 | $2,540,000 | $2,408 | — | Feb 2026 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 775 | $2,031,250 | $2,621 | — | Jan 2026 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 01-05 | 1,055 | $2,500,000 | $2,370 | — | Jan 2026 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,100,000 | $2,601 | — | Jan 2026 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,050,000 | $2,539 | — | Jan 2026 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,088,888 | $2,588 | — | Jan 2026 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 01-05 | 807 | $2,188,000 | $2,710 | — | Dec 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 11-15 | 1,249 | $3,188,000 | $2,553 | — | Dec 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 01-05 | 807 | $2,211,000 | $2,739 | — | Dec 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,336,000 | $2,894 | — | Nov 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,380,000 | $2,948 | — | Nov 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,368,000 | $2,933 | — | Oct 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 11-15 | 807 | $2,341,000 | $2,900 | — | Oct 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 06-10 | 807 | $2,328,540 | $2,884 | — | Oct 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 2* | 01-05 | 807 | $2,215,000 | $2,744 | — | Oct 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 01-05 | 1,055 | $2,778,930 | $2,634 | — | Aug 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 11-15 | 1,023 | $2,865,060 | $2,802 | — | Aug 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 11-15 | 1,130 | $3,437,000 | $3,041 | — | Aug 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 01-05 | 1,023 | $2,700,720 | $2,641 | — | Jul 2025 | New Sale |
| SANCTUARY@NEWTON | 11 | CCR | 3* | 01-05 | 1,023 | $2,748,240 | $2,688 | — | Jun 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.