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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,500 | $3,600,000 | $2,399 | $2,399 | Jun 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 1,846 | $4,080,000 | $2,210 | $2,210 | May 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 1,998 | $3,660,000 | $1,832 | $1,832 | May 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,500 | $3,350,000 | $2,233 | $2,233 | Apr 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,498 | $3,980,000 | $2,656 | $2,656 | Feb 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,500 | $3,500,000 | $2,333 | $2,333 | Jan 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 2,306 | $5,500,000 | $2,385 | $2,385 | Jan 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,500 | $3,280,000 | $2,186 | $2,186 | Jan 2026 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,499 | $3,280,000 | $2,188 | $2,188 | Dec 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,500 | $3,170,000 | $2,113 | $2,113 | Dec 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 2,158 | $4,250,000 | $1,969 | $1,969 | Nov 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,504 | $3,700,000 | $2,461 | $2,461 | Nov 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 3,610 | $4,960,000 | $1,374 | $1,374 | Nov 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 1,624 | $4,180,000 | $2,573 | $2,573 | Oct 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 3* | 01-05 | 1,055 | $1,550,000 | $1,469 | $1,469 | Oct 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 3* | 01-05 | 1,033 | $1,000,000 | $968 | $968 | Oct 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 4,418 | $5,625,000 | $1,273 | $1,273 | Oct 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 4* | - | 1,498 | $3,600,000 | $2,403 | $2,403 | Sep 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 1,703 | $3,700,000 | $2,173 | $2,173 | Aug 2025 | Resale |
| SENNETT ESTATE | 13 | RCR | 5* | - | 3,476 | $6,850,000 | $1,971 | $1,971 | Aug 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.