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 GREEN | 13 | RCR | 3 | 11-15 | 1,152 | $2,130,000 | $1,849 | $1,849 | Mar 2026 | Resale |
| SKY GREEN | 13 | RCR | 1 | 01-05 | 474 | $800,000 | $1,689 | $1,689 | Feb 2026 | Resale |
| SKY GREEN | 13 | RCR | 1 | 06-10 | 474 | $860,000 | $1,816 | $1,816 | Oct 2025 | Resale |
| SKY GREEN | 13 | RCR | 4 | 01-05 | 1,496 | $3,000,000 | $2,005 | $2,005 | Oct 2025 | Resale |
| SKY GREEN | 13 | RCR | 2 | 06-10 | 743 | $1,350,000 | $1,818 | $1,818 | Aug 2025 | Resale |
| SKY GREEN | 13 | RCR | 1 | 11-15 | 463 | $865,000 | $1,869 | $1,869 | Aug 2025 | Resale |
| SKY GREEN | 13 | RCR | 2 | 06-10 | 1,033 | $1,550,000 | $1,500 | $1,500 | Jul 2025 | Resale |
| SKY GREEN | 13 | RCR | 2 | 01-05 | 797 | $1,488,888 | $1,869 | $1,869 | Jul 2025 | Resale |
| SKY GREEN | 13 | RCR | 2 | 06-10 | 797 | $1,450,800 | $1,821 | $1,821 | Oct 2024 | Resale |
| SKY GREEN | 13 | RCR | 2 | 01-05 | 797 | $1,420,000 | $1,783 | $1,783 | Jul 2024 | Resale |
| SKY GREEN | 13 | RCR | 3 | 06-10 | 1,152 | $2,108,888 | $1,831 | $1,831 | Jul 2024 | Resale |
| SKY GREEN | 13 | RCR | 2 | 06-10 | 753 | $1,348,888 | $1,790 | $1,790 | May 2024 | Resale |
| SKY GREEN | 13 | RCR | 2 | 01-05 | 797 | $1,400,000 | $1,758 | $1,758 | Mar 2024 | Resale |
| SKY GREEN | 13 | RCR | 1 | 11-15 | 474 | $860,000 | $1,816 | $1,816 | Feb 2024 | Resale |
| SKY GREEN | 13 | RCR | 2 | 11-15 | 753 | $1,355,000 | $1,798 | $1,798 | Feb 2024 | Resale |
| SKY GREEN | 13 | RCR | 2 | 06-10 | 753 | $1,355,000 | $1,798 | $1,798 | Feb 2024 | Resale |
| SKY GREEN | 13 | RCR | 3 | 11-15 | 1,152 | $2,085,000 | $1,810 | $1,810 | Dec 2023 | Resale |
| SKY GREEN | 13 | RCR | 1 | 11-15 | 463 | $865,000 | $1,869 | $1,869 | Dec 2023 | Resale |
| SKY GREEN | 13 | RCR | 2 | 11-15 | 797 | $1,425,000 | $1,789 | $1,789 | Dec 2023 | Resale |
| SKY GREEN | 13 | RCR | 1 | 06-10 | 624 | $980,000 | $1,570 | $1,570 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.