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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SHANGHAI ONE | 10 | CCR | 3* | 01-05 | 1,066 | $2,139,000 | $2,007 | — | Feb 2026 | Resale |
| SHANGHAI ONE | 10 | CCR | 2* | 11-15 | 883 | $1,750,000 | $1,983 | — | Jan 2026 | Resale |
| SHANGHAI ONE | 10 | CCR | 1* | 06-10 | 560 | $1,080,000 | $1,930 | — | Oct 2025 | Resale |
| SHANGHAI ONE | 10 | CCR | 2* | 01-05 | 883 | $1,740,000 | $1,971 | — | Sep 2025 | Resale |
| SHANGHAI ONE | 10 | CCR | 1* | 06-10 | 560 | $1,060,000 | $1,894 | — | Jul 2025 | Resale |
| SHANGHAI ONE | 10 | CCR | 3* | 01-05 | 1,066 | $2,098,000 | $1,969 | — | Feb 2025 | Resale |
| SHANGHAI ONE | 10 | CCR | 2* | 01-05 | 883 | $1,700,000 | $1,926 | — | Jan 2025 | Resale |
| SHANGHAI ONE | 10 | CCR | 2* | 01-05 | 883 | $1,650,000 | $1,869 | — | Sep 2023 | Resale |
| SHANGHAI ONE | 10 | CCR | 2* | 06-10 | 883 | $1,650,000 | $1,869 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.