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 PARK | 2 | RCR | 2* | 01-05 | 850 | $938,000 | $1,103 | $1,604 | Mar 2026 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 11-15 | 1,270 | $1,100,000 | $866 | $1,230 | Feb 2026 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 21-25 | 1,335 | $1,325,000 | $993 | $1,410 | Jan 2026 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 16-20 | 1,270 | $1,375,000 | $1,083 | $1,538 | Nov 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 01-05 | 1,270 | $1,160,000 | $913 | $1,297 | Oct 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 21-25 | 1,270 | $1,338,000 | $1,053 | $1,495 | Jul 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 11-15 | 850 | $965,000 | $1,135 | $1,651 | Jun 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 01-05 | 850 | $940,000 | $1,105 | $1,607 | May 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 11-15 | 850 | $975,000 | $1,147 | $1,668 | Mar 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 11-15 | 1,270 | $1,250,000 | $984 | $1,397 | Mar 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 11-15 | 1,313 | $1,240,000 | $944 | $1,341 | Mar 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 16-20 | 1,335 | $1,300,000 | $974 | $1,383 | Feb 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 06-10 | 850 | $948,000 | $1,115 | $1,622 | Jan 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 16-20 | 850 | $988,000 | $1,162 | $1,690 | Jan 2025 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 11-15 | 850 | $988,000 | $1,162 | $1,690 | Dec 2024 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 16-20 | 850 | $958,000 | $1,127 | $1,639 | Nov 2024 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 21-25 | 1,270 | $1,200,000 | $945 | $1,342 | Sep 2024 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 2* | 01-05 | 850 | $858,000 | $1,009 | $1,467 | Sep 2024 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 11-15 | 1,270 | $1,180,000 | $929 | $1,319 | Aug 2024 | Resale |
| SPOTTISWOODE PARK | 2 | RCR | 4* | 16-20 | 1,270 | $1,165,000 | $917 | $1,302 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.