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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SOO CHOW GARDEN | 20 | RCR | 5* | - | 1,940 | $4,900,000 | $2,526 | $2,526 | Nov 2025 | Resale |
| SOO CHOW GARDEN | 20 | RCR | 5* | - | 1,848 | $4,880,000 | $2,640 | $2,640 | Jun 2025 | Resale |
| SOO CHOW GARDEN | 20 | RCR | 5* | - | 1,707 | $4,700,000 | $2,753 | $2,753 | Apr 2025 | Resale |
| SOO CHOW GARDEN | 20 | RCR | 5* | - | 1,700 | $4,600,000 | $2,706 | $2,706 | Aug 2024 | Resale |
| SOO CHOW GARDEN | 20 | RCR | 5* | - | 1,869 | $4,600,000 | $2,462 | $2,462 | Jan 2024 | Resale |
| SOO CHOW GARDEN | 20 | RCR | 5* | - | 2,781 | $5,400,000 | $1,941 | $1,941 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.