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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SMART SUITES | 14 | RCR | 1 | 01-05 | 484 | $750,000 | $1,548 | $1,548 | Jun 2025 | Resale |
| SMART SUITES | 14 | RCR | 1 | 01-05 | 452 | $716,888 | $1,586 | $1,586 | Apr 2025 | Resale |
| SMART SUITES | 14 | RCR | 1 | 01-05 | 517 | $790,000 | $1,529 | $1,529 | Nov 2024 | Resale |
| SMART SUITES | 14 | RCR | 1 | 01-05 | 452 | $700,000 | $1,548 | $1,548 | Jun 2024 | Resale |
| SMART SUITES | 14 | RCR | 1 | 01-05 | 527 | $815,000 | $1,545 | $1,545 | Jun 2024 | Resale |
| SMART SUITES | 14 | RCR | 1 | 01-05 | 527 | $783,000 | $1,485 | $1,485 | Nov 2023 | Resale |
| SMART SUITES | 14 | RCR | 2 | 01-05 | 936 | $1,070,000 | $1,143 | $1,143 | Aug 2023 | Resale |
| SMART SUITES | 14 | RCR | 2 | 01-05 | 958 | $1,200,000 | $1,253 | $1,253 | Jul 2023 | Resale |
| SMART SUITES | 14 | RCR | 1 | 01-05 | 517 | $780,000 | $1,510 | $1,510 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.