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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 01-05 | 667 | $988,000 | $1,480 | $1,643 | Apr 2026 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 06-10 | 753 | $1,050,000 | $1,394 | $1,548 | Jan 2026 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 1 | 06-10 | 463 | $710,000 | $1,534 | $1,703 | Mar 2025 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 01-05 | 743 | $1,110,000 | $1,495 | $1,660 | Aug 2024 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 01-05 | 624 | $988,000 | $1,583 | $1,758 | Aug 2024 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 06-10 | 624 | $998,000 | $1,599 | $1,775 | Aug 2024 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 06-10 | 743 | $1,160,000 | $1,562 | $1,734 | Jun 2024 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 3 | 01-05 | 797 | $1,330,000 | $1,670 | $1,854 | Jun 2024 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 3 | 01-05 | 797 | $1,280,000 | $1,607 | $1,784 | Apr 2024 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 06-10 | 624 | $1,017,000 | $1,629 | $1,809 | Dec 2023 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 1 | 06-10 | 538 | $880,000 | $1,635 | $1,815 | Dec 2023 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 06-10 | 667 | $1,000,000 | $1,498 | $1,663 | Nov 2023 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 2 | 01-05 | 753 | $1,138,000 | $1,510 | $1,677 | Aug 2023 | Resale |
| SIXTEEN35 RESIDENCES | 14 | RCR | 1 | 06-10 | 538 | $830,000 | $1,542 | $1,712 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.