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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SPOTTISWOODE 18 | 2 | RCR | 2 | 16-20 | 635 | $1,600,000 | $2,519 | $2,519 | Mar 2026 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 31-35 | 388 | $945,000 | $2,439 | $2,439 | Mar 2026 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 26-30 | 506 | $1,188,000 | $2,348 | $2,348 | Nov 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 06-10 | 388 | $900,000 | $2,323 | $2,323 | Sep 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 2 | 16-20 | 657 | $1,530,000 | $2,330 | $2,330 | Aug 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 06-10 | 388 | $908,000 | $2,343 | $2,343 | Apr 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 11-15 | 388 | $903,888 | $2,333 | $2,333 | Apr 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 06-10 | 388 | $930,000 | $2,400 | $2,400 | Mar 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 31-35 | 710 | $1,480,000 | $2,083 | $2,083 | Jan 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 11-15 | 388 | $900,888 | $2,325 | $2,325 | Jan 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 2 | 16-20 | 635 | $1,495,000 | $2,354 | $2,354 | Jan 2025 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 26-30 | 388 | $975,000 | $2,516 | $2,516 | Oct 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 06-10 | 388 | $900,000 | $2,323 | $2,323 | Aug 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 16-20 | 388 | $918,000 | $2,369 | $2,369 | Jul 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 06-10 | 506 | $1,125,000 | $2,224 | $2,224 | Jun 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 26-30 | 506 | $1,150,000 | $2,273 | $2,273 | Jun 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 2 | 01-05 | 635 | $1,460,000 | $2,299 | $2,299 | Jun 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 01-05 | 753 | $1,200,000 | $1,593 | $1,593 | May 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 16-20 | 506 | $1,160,000 | $2,293 | $2,293 | May 2024 | Resale |
| SPOTTISWOODE 18 | 2 | RCR | 1 | 21-25 | 388 | $935,000 | $2,413 | $2,413 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.