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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SOUTHBANK | 7 | RCR | 2 | 26-30 | 958 | $1,800,000 | $1,879 | $2,186 | Apr 2026 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 11-15 | 958 | $1,872,888 | $1,955 | $2,274 | Feb 2026 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 26-30 | 614 | $1,200,000 | $1,956 | $2,275 | Nov 2025 | Resale |
| SOUTHBANK | 7 | RCR | 3 | 26-30 | 1,313 | $2,700,000 | $2,056 | $2,391 | Oct 2025 | Resale |
| SOUTHBANK | 7 | RCR | 3 | 26-30 | 1,313 | $2,490,000 | $1,896 | $2,205 | Sep 2025 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 31-35 | 614 | $1,180,000 | $1,923 | $2,237 | Aug 2025 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 26-30 | 904 | $1,750,000 | $1,935 | $2,251 | May 2025 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 16-20 | 614 | $1,155,000 | $1,883 | $2,190 | May 2025 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 16-20 | 592 | $1,128,000 | $1,905 | $2,216 | May 2025 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 21-25 | 904 | $1,720,000 | $1,902 | $2,212 | Feb 2025 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 26-30 | 904 | $1,736,000 | $1,920 | $2,233 | Feb 2025 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 31-35 | 614 | $1,222,000 | $1,992 | $2,317 | Feb 2025 | Resale |
| SOUTHBANK | 7 | RCR | 3 | 26-30 | 1,313 | $2,520,000 | $1,919 | $2,232 | Feb 2025 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 16-20 | 614 | $1,150,000 | $1,874 | $2,180 | Dec 2024 | Resale |
| SOUTHBANK | 7 | RCR | 1 | 36-40 | 592 | $1,163,000 | $1,964 | $2,284 | Nov 2024 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 16-20 | 958 | $1,800,000 | $1,879 | $2,186 | Nov 2024 | Resale |
| SOUTHBANK | 7 | RCR | 3 | 36-40 | 1,313 | $2,650,000 | $2,018 | $2,347 | Oct 2024 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 11-15 | 958 | $1,735,000 | $1,811 | $2,106 | Sep 2024 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 26-30 | 969 | $1,843,800 | $1,903 | $2,213 | Sep 2024 | Resale |
| SOUTHBANK | 7 | RCR | 2 | 11-15 | 958 | $1,750,000 | $1,827 | $2,125 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.