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 HABITAT | 20 | RCR | 2 | 11-15 | 1,410 | $2,800,000 | $1,986 | $2,260 | Apr 2026 | Resale |
| SKY HABITAT | 20 | RCR | 3 | 31-35 | 1,216 | $2,880,000 | $2,368 | $2,694 | Jan 2026 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 21-25 | 710 | $1,368,000 | $1,926 | $2,191 | Nov 2025 | Resale |
| SKY HABITAT | 20 | RCR | 3 | 31-35 | 1,216 | $2,800,000 | $2,302 | $2,619 | Nov 2025 | Resale |
| SKY HABITAT | 20 | RCR | 3 | 31-35 | 1,216 | $2,699,888 | $2,220 | $2,526 | Oct 2025 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 21-25 | 710 | $1,390,000 | $1,957 | $2,227 | Sep 2025 | Resale |
| SKY HABITAT | 20 | RCR | 2 | 21-25 | 872 | $1,638,888 | $1,880 | $2,139 | Aug 2025 | Resale |
| SKY HABITAT | 20 | RCR | 2 | 06-10 | 1,023 | $1,860,000 | $1,819 | $2,070 | Jul 2025 | Resale |
| SKY HABITAT | 20 | RCR | 3 | 01-05 | 1,249 | $2,558,000 | $2,049 | $2,331 | Jun 2025 | Resale |
| SKY HABITAT | 20 | RCR | 4 | 11-15 | 1,798 | $3,500,000 | $1,947 | $2,215 | Jun 2025 | Resale |
| SKY HABITAT | 20 | RCR | 2 | 16-20 | 1,033 | $1,890,000 | $1,829 | $2,081 | May 2025 | Resale |
| SKY HABITAT | 20 | RCR | 3 | 21-25 | 1,399 | $2,700,000 | $1,930 | $2,196 | Apr 2025 | Resale |
| SKY HABITAT | 20 | RCR | 4 | 31-35 | 2,056 | $3,980,000 | $1,936 | $2,203 | Apr 2025 | Resale |
| SKY HABITAT | 20 | RCR | 4 | 16-20 | 1,798 | $3,580,000 | $1,992 | $2,266 | Mar 2025 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 06-10 | 710 | $1,260,000 | $1,774 | $2,018 | Mar 2025 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 06-10 | 710 | $1,210,000 | $1,703 | $1,938 | Feb 2025 | Resale |
| SKY HABITAT | 20 | RCR | 4 | 16-20 | 1,798 | $3,480,000 | $1,936 | $2,203 | Feb 2025 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 21-25 | 710 | $1,310,000 | $1,844 | $2,098 | Feb 2025 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 26-30 | 710 | $1,318,000 | $1,855 | $2,110 | Jan 2025 | Resale |
| SKY HABITAT | 20 | RCR | 1 | 26-30 | 710 | $1,326,000 | $1,867 | $2,124 | Dec 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.