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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIN MING PLAZA | 20 | RCR | 5* | 01-05 | 1,604 | $2,828,000 | $1,763 | $1,763 | Oct 2025 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 06-10 | 1,475 | $2,420,000 | $1,641 | $1,641 | Aug 2025 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,475 | $2,370,000 | $1,607 | $1,607 | Jul 2025 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,518 | $2,850,000 | $1,878 | $1,878 | Apr 2025 | Resale |
| SIN MING PLAZA | 20 | RCR | 5* | 01-05 | 2,196 | $3,500,000 | $1,594 | $1,594 | Mar 2025 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,464 | $2,450,000 | $1,674 | $1,674 | Nov 2024 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,572 | $2,500,000 | $1,591 | $1,591 | Nov 2024 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,507 | $2,388,000 | $1,585 | $1,585 | Oct 2024 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,442 | $2,400,000 | $1,664 | $1,664 | Oct 2024 | Resale |
| SIN MING PLAZA | 20 | RCR | 4* | 01-05 | 1,485 | $2,070,000 | $1,394 | $1,394 | Jan 2024 | Resale |
| SIN MING PLAZA | 20 | RCR | 3* | 01-05 | 1,076 | $1,540,000 | $1,431 | $1,431 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.