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 EVERTON | 2 | RCR | 3* | 16-20 | 958 | $2,500,000 | $2,610 | $2,610 | Apr 2026 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 21-25 | 624 | $1,868,000 | $2,992 | $2,992 | Feb 2026 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 26-30 | 657 | $2,100,000 | $3,198 | $3,198 | Jan 2026 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 21-25 | 764 | $1,900,000 | $2,486 | $2,486 | Sep 2025 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 16-20 | 624 | $1,795,000 | $2,875 | $2,875 | Sep 2025 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 06-10 | 678 | $1,920,000 | $2,831 | $2,831 | Jul 2025 | Resale |
| SKY EVERTON | 2 | RCR | 4* | 31-35 | 1,345 | $3,980,000 | $2,958 | $2,958 | May 2025 | Resale |
| SKY EVERTON | 2 | RCR | 1* | 06-10 | 463 | $1,290,000 | $2,787 | $2,787 | Apr 2025 | Resale |
| SKY EVERTON | 2 | RCR | 1* | 06-10 | 506 | $1,375,000 | $2,718 | $2,718 | Mar 2025 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 26-30 | 657 | $1,880,000 | $2,863 | $2,863 | Mar 2025 | Resale |
| SKY EVERTON | 2 | RCR | 1* | 06-10 | 463 | $1,200,000 | $2,593 | $2,593 | Feb 2025 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 06-10 | 624 | $1,760,000 | $2,819 | $2,819 | Feb 2025 | Resale |
| SKY EVERTON | 2 | RCR | 1* | 11-15 | 506 | $1,400,000 | $2,767 | $2,767 | Jan 2025 | Resale |
| SKY EVERTON | 2 | RCR | 3* | 26-30 | 915 | $2,750,000 | $3,006 | $3,006 | Jan 2025 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 31-35 | 646 | $1,850,000 | $2,865 | $2,865 | Jan 2025 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 16-20 | 624 | $1,848,000 | $2,960 | $2,960 | Nov 2024 | Resale |
| SKY EVERTON | 2 | RCR | 1* | 06-10 | 506 | $1,370,000 | $2,708 | $2,708 | Oct 2024 | Resale |
| SKY EVERTON | 2 | RCR | 2* | 21-25 | 807 | $2,062,800 | $2,555 | $2,555 | Oct 2024 | Resale |
| SKY EVERTON | 2 | RCR | 1* | 16-20 | 463 | $1,308,000 | $2,826 | $2,826 | Jul 2024 | Resale |
| SKY EVERTON | 2 | RCR | 3* | 11-15 | 1,109 | $2,915,000 | $2,629 | $2,629 | Jun 2024 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.