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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SOLEIL @ SINARAN | 11 | CCR | 2 | 26-30 | 958 | $2,040,000 | $2,129 | $2,476 | Jan 2026 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 3 | 16-20 | 1,464 | $3,300,000 | $2,254 | $2,622 | Dec 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 31-35 | 936 | $2,200,000 | $2,349 | $2,732 | Oct 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 4 | 11-15 | 1,722 | $3,750,000 | $2,177 | $2,532 | Oct 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 1 | 16-20 | 581 | $1,140,000 | $1,961 | $2,281 | Sep 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 16-20 | 936 | $1,900,000 | $2,029 | $2,360 | Aug 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 3 | 01-05 | 1,475 | $3,258,000 | $2,209 | $2,569 | Aug 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 06-10 | 1,098 | $2,488,000 | $2,266 | $2,636 | Jun 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 31-35 | 1,442 | $2,620,000 | $1,816 | $2,112 | Jun 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 06-10 | 958 | $1,828,000 | $1,908 | $2,219 | May 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 31-35 | 1,098 | $2,640,000 | $2,405 | $2,797 | Apr 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 4 | 06-10 | 1,722 | $3,700,000 | $2,148 | $2,498 | Apr 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 4 | 01-05 | 1,722 | $3,525,000 | $2,047 | $2,381 | Apr 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 06-10 | 936 | $1,880,000 | $2,008 | $2,336 | Mar 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 16-20 | 1,098 | $2,488,000 | $2,266 | $2,636 | Feb 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 4 | 11-15 | 1,722 | $3,820,000 | $2,218 | $2,580 | Jan 2025 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 11-15 | 1,432 | $2,530,000 | $1,767 | $2,055 | Dec 2024 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 1 | 31-35 | 581 | $1,200,000 | $2,065 | $2,402 | Sep 2024 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 2 | 31-35 | 1,098 | $2,590,000 | $2,359 | $2,744 | Sep 2024 | Resale |
| SOLEIL @ SINARAN | 11 | CCR | 3 | 21-25 | 1,464 | $2,530,000 | $1,728 | $2,010 | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.