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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SANCTUARY GREEN | 15 | RCR | 4 | 11-15 | 3,940 | $4,330,000 | $1,099 | $1,345 | Mar 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 4 | 01-05 | 1,572 | $2,400,000 | $1,527 | $1,869 | Mar 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 01-05 | 1,485 | $2,300,000 | $1,548 | $1,895 | Mar 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 01-05 | 1,765 | $2,550,000 | $1,445 | $1,769 | Mar 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 4 | 01-05 | 1,636 | $2,700,000 | $1,650 | $2,020 | Feb 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 2 | 01-05 | 775 | $1,450,000 | $1,871 | $2,290 | Feb 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 2 | 01-05 | 850 | $1,488,000 | $1,750 | $2,142 | Jan 2026 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,399 | $2,318,000 | $1,657 | $2,028 | Dec 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,399 | $2,280,000 | $1,629 | $1,994 | Dec 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,141 | $1,930,000 | $1,692 | $2,071 | Nov 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 4 | 06-10 | 2,443 | $3,300,000 | $1,351 | $1,654 | Nov 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 4 | 06-10 | 1,572 | $2,675,000 | $1,702 | $2,083 | Nov 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,227 | $2,338,888 | $1,906 | $2,333 | Nov 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 16-20 | 1,744 | $2,800,000 | $1,606 | $1,966 | Nov 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,356 | $2,220,000 | $1,637 | $2,004 | Sep 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 01-05 | 1,399 | $2,225,000 | $1,590 | $1,946 | Aug 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,152 | $2,068,000 | $1,796 | $2,198 | Aug 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 11-15 | 1,356 | $2,500,000 | $1,843 | $2,256 | Aug 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 06-10 | 1,119 | $1,968,000 | $1,758 | $2,152 | Jun 2025 | Resale |
| SANCTUARY GREEN | 15 | RCR | 3 | 01-05 | 1,227 | $1,963,200 | $1,600 | $1,958 | May 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.