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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SILVERSEA | 15 | RCR | 2 | 06-10 | 980 | $2,130,000 | $2,175 | $2,516 | May 2026 | Resale |
| SILVERSEA | 15 | RCR | 5* | 11-15 | 1,690 | $3,700,000 | $2,189 | $2,532 | May 2026 | Resale |
| SILVERSEA | 15 | RCR | 3 | 01-05 | 1,507 | $3,120,000 | $2,070 | $2,394 | May 2026 | Resale |
| SILVERSEA | 15 | RCR | 2 | 16-20 | 1,066 | $2,360,000 | $2,215 | $2,562 | Apr 2026 | Resale |
| SILVERSEA | 15 | RCR | 2 | 01-05 | 969 | $2,190,000 | $2,261 | $2,615 | Apr 2026 | Resale |
| SILVERSEA | 15 | RCR | 3 | 16-20 | 1,647 | $3,850,000 | $2,338 | $2,704 | Apr 2026 | Resale |
| SILVERSEA | 15 | RCR | 2 | 16-20 | 1,066 | $2,380,000 | $2,233 | $2,583 | Mar 2026 | Resale |
| SILVERSEA | 15 | RCR | 2 | 11-15 | 1,066 | $2,388,000 | $2,241 | $2,592 | Mar 2026 | Resale |
| SILVERSEA | 15 | RCR | 3 | 01-05 | 1,582 | $2,950,000 | $1,864 | $2,156 | Feb 2026 | Resale |
| SILVERSEA | 15 | RCR | 3 | 01-05 | 1,518 | $3,325,000 | $2,191 | $2,534 | Feb 2026 | Resale |
| SILVERSEA | 15 | RCR | 5* | 11-15 | 2,519 | $5,058,000 | $2,008 | $2,323 | Feb 2026 | Resale |
| SILVERSEA | 15 | RCR | 4 | 11-15 | 2,508 | $4,800,000 | $1,914 | $2,214 | Jan 2026 | Resale |
| SILVERSEA | 15 | RCR | 3 | 01-05 | 1,496 | $2,970,000 | $1,985 | $2,296 | Jan 2026 | Resale |
| SILVERSEA | 15 | RCR | 4 | 16-20 | 2,530 | $5,258,000 | $2,079 | $2,405 | Jan 2026 | Resale |
| SILVERSEA | 15 | RCR | 3 | 16-20 | 1,647 | $3,620,000 | $2,198 | $2,543 | Dec 2025 | Resale |
| SILVERSEA | 15 | RCR | 2 | 11-15 | 1,066 | $2,388,000 | $2,241 | $2,592 | Nov 2025 | Resale |
| SILVERSEA | 15 | RCR | 2 | 01-05 | 980 | $2,100,000 | $2,144 | $2,480 | Nov 2025 | Resale |
| SILVERSEA | 15 | RCR | 3 | 01-05 | 1,485 | $3,300,000 | $2,222 | $2,570 | Nov 2025 | Resale |
| SILVERSEA | 15 | RCR | 3 | 01-05 | 1,507 | $3,280,000 | $2,177 | $2,518 | Nov 2025 | Resale |
| SILVERSEA | 15 | RCR | 4 | 16-20 | 2,530 | $5,080,000 | $2,008 | $2,323 | Oct 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.