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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SCOTTS SQUARE | 9 | CCR | 3* | 21-25 | 1,249 | $4,028,000 | $3,226 | $3,226 | Mar 2026 | Resale |
| SCOTTS SQUARE | 9 | CCR | 2* | 16-20 | 624 | $1,800,000 | $2,883 | $2,883 | Feb 2026 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 36-40 | 1,238 | $4,080,000 | $3,296 | $3,296 | Feb 2026 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 26-30 | 947 | $3,185,000 | $3,362 | $3,362 | Oct 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 26-30 | 1,249 | $4,080,000 | $3,268 | $3,268 | Aug 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 2* | 21-25 | 624 | $1,800,000 | $2,883 | $2,883 | Aug 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 21-25 | 947 | $2,560,000 | $2,703 | $2,703 | Jul 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 2* | 31-35 | 635 | $1,900,000 | $2,992 | $2,992 | Jun 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 2* | 36-40 | 635 | $2,050,000 | $3,228 | $3,228 | May 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 26-30 | 947 | $3,080,000 | $3,252 | $3,252 | Feb 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 26-30 | 1,249 | $4,100,000 | $3,284 | $3,284 | Jan 2025 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 21-25 | 1,249 | $3,970,000 | $3,180 | $3,180 | Oct 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 16-20 | 1,227 | $4,050,000 | $3,301 | $3,301 | Oct 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 36-40 | 1,238 | $4,000,000 | $3,231 | $3,231 | Sep 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 41-45 | 947 | $3,180,000 | $3,357 | $3,357 | Sep 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 31-35 | 947 | $3,060,000 | $3,230 | $3,230 | Jul 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 21-25 | 947 | $3,100,000 | $3,273 | $3,273 | Jun 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 2* | 21-25 | 624 | $1,880,000 | $3,011 | $3,011 | Mar 2024 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 36-40 | 947 | $3,100,000 | $3,273 | $3,273 | Dec 2023 | Resale |
| SCOTTS SQUARE | 9 | CCR | 3* | 16-20 | 1,227 | $4,100,000 | $3,341 | $3,341 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.