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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SKYSUITES17 | 12 | RCR | 2 | 26-30 | 614 | $1,200,000 | $1,956 | $1,956 | Feb 2026 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 26-30 | 614 | $1,170,000 | $1,907 | $1,907 | Aug 2025 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 26-30 | 355 | $730,888 | $2,058 | $2,058 | May 2025 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 21-25 | 678 | $1,256,000 | $1,852 | $1,852 | Apr 2025 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 06-10 | 355 | $718,000 | $2,021 | $2,021 | Mar 2025 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 06-10 | 355 | $680,000 | $1,914 | $1,914 | Nov 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 11-15 | 678 | $1,168,000 | $1,722 | $1,722 | Oct 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 11-15 | 614 | $1,110,000 | $1,809 | $1,809 | Sep 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 06-10 | 678 | $1,145,000 | $1,688 | $1,688 | Aug 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 11-15 | 678 | $1,185,000 | $1,747 | $1,747 | Jul 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 16-20 | 355 | $720,000 | $2,027 | $2,027 | Jun 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 06-10 | 678 | $1,165,000 | $1,718 | $1,718 | Jun 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 21-25 | 366 | $735,000 | $2,008 | $2,008 | May 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 11-15 | 355 | $705,000 | $1,985 | $1,985 | Apr 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 26-30 | 614 | $1,150,000 | $1,874 | $1,874 | Apr 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 2 | 16-20 | 614 | $1,091,800 | $1,780 | $1,780 | Feb 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 06-10 | 355 | $650,000 | $1,830 | $1,830 | Jan 2024 | Resale |
| SKYSUITES17 | 12 | RCR | 1 | 11-15 | 355 | $650,000 | $1,830 | $1,830 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.