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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,270 | $2,700,000 | $2,126 | $2,126 | Jan 2026 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,270 | $2,650,000 | $2,086 | $2,086 | Oct 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,442 | $2,950,000 | $2,045 | $2,045 | Sep 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,270 | $2,700,000 | $2,126 | $2,126 | Aug 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,270 | $2,750,000 | $2,165 | $2,165 | Aug 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,270 | $2,720,000 | $2,141 | $2,141 | Jul 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,604 | $2,980,000 | $1,858 | $1,858 | Jun 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,292 | $2,680,000 | $2,075 | $2,075 | Jun 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,227 | $2,900,000 | $2,363 | $2,363 | Feb 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,270 | $2,650,000 | $2,086 | $2,086 | Jan 2025 | Resale |
| SHELFORD SUITES | 11 | CCR | 3 | 01-05 | 1,442 | $2,700,000 | $1,872 | $1,872 | Nov 2024 | Resale |
| SHELFORD SUITES | 11 | CCR | 2 | 01-05 | 893 | $1,820,000 | $2,037 | $2,037 | Nov 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.