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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SKY@ELEVEN | 11 | CCR | 5* | 41-45 | 2,713 | $6,550,000 | $2,415 | $2,415 | Mar 2026 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 36-40 | 2,271 | $5,750,000 | $2,532 | $2,532 | Feb 2026 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 11-15 | 1,851 | $4,338,000 | $2,343 | $2,343 | Jan 2026 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 31-35 | 2,713 | $6,450,000 | $2,378 | $2,378 | Sep 2025 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 16-20 | 2,271 | $5,150,000 | $2,268 | $2,268 | Sep 2025 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 36-40 | 2,713 | $6,400,000 | $2,359 | $2,359 | Jul 2025 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 06-10 | 2,713 | $6,000,000 | $2,212 | $2,212 | Jun 2025 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 26-30 | 2,820 | $6,100,000 | $2,163 | $2,163 | Apr 2025 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 36-40 | 2,271 | $5,230,000 | $2,303 | $2,303 | Apr 2025 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 06-10 | 2,820 | $5,888,000 | $2,088 | $2,088 | Oct 2024 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 16-20 | 1,851 | $4,100,000 | $2,215 | $2,215 | Jul 2024 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 11-15 | 2,820 | $5,900,000 | $2,092 | $2,092 | Jun 2024 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 26-30 | 2,271 | $4,900,000 | $2,157 | $2,157 | May 2024 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 36-40 | 2,713 | $6,480,000 | $2,389 | $2,389 | Apr 2024 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 36-40 | 2,820 | $6,200,000 | $2,198 | $2,198 | Jan 2024 | Resale |
| SKY@ELEVEN | 11 | CCR | 5* | 26-30 | 2,271 | $5,000,000 | $2,201 | $2,201 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.