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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIMS GREEN | 14 | RCR | 3* | 01-05 | 1,238 | $1,440,888 | $1,164 | $1,392 | Apr 2026 | Resale |
| SIMS GREEN | 14 | RCR | 3* | 01-05 | 1,238 | $1,465,000 | $1,184 | $1,416 | Jul 2025 | Resale |
| SIMS GREEN | 14 | RCR | 3* | 06-10 | 1,238 | $1,430,000 | $1,155 | $1,382 | Jun 2025 | Resale |
| SIMS GREEN | 14 | RCR | 5* | 06-10 | 2,045 | $1,850,000 | $905 | $1,083 | May 2025 | Resale |
| SIMS GREEN | 14 | RCR | 3* | 01-05 | 958 | $1,100,000 | $1,148 | $1,373 | Apr 2025 | Resale |
| SIMS GREEN | 14 | RCR | 3* | 01-05 | 990 | $1,220,000 | $1,232 | $1,474 | May 2024 | Resale |
| SIMS GREEN | 14 | RCR | 4* | 01-05 | 1,259 | $1,380,000 | $1,096 | $1,311 | Mar 2024 | Resale |
| SIMS GREEN | 14 | RCR | 3* | 06-10 | 1,249 | $1,340,000 | $1,073 | $1,283 | Sep 2023 | Resale |
| SIMS GREEN | 14 | RCR | 3* | 01-05 | 1,216 | $1,260,000 | $1,036 | $1,239 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.