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 RESIDENCES | 2 | RCR | 1 | 06-10 | 603 | $1,265,000 | $2,099 | $2,099 | Mar 2026 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 16-20 | 603 | $1,280,000 | $2,124 | $2,124 | Jan 2026 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 26-30 | 603 | $1,350,000 | $2,240 | $2,240 | Dec 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 21-25 | 797 | $1,805,000 | $2,266 | $2,266 | Dec 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 11-15 | 915 | $2,265,000 | $2,476 | $2,476 | Dec 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 16-20 | 936 | $2,250,000 | $2,403 | $2,403 | Nov 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 11-15 | 926 | $2,228,000 | $2,407 | $2,407 | Oct 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 11-15 | 947 | $2,238,888 | $2,364 | $2,364 | Sep 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 06-10 | 603 | $1,230,000 | $2,041 | $2,041 | Sep 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 21-25 | 603 | $1,330,000 | $2,206 | $2,206 | Aug 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 16-20 | 797 | $1,900,000 | $2,385 | $2,385 | Jul 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 16-20 | 797 | $1,850,000 | $2,323 | $2,323 | Jun 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 06-10 | 797 | $1,840,000 | $2,310 | $2,310 | May 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 16-20 | 926 | $2,280,000 | $2,463 | $2,463 | Apr 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 06-10 | 603 | $1,230,000 | $2,041 | $2,041 | Mar 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 26-30 | 603 | $1,315,000 | $2,182 | $2,182 | Feb 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 11-15 | 592 | $1,280,000 | $2,162 | $2,162 | Feb 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 21-25 | 926 | $2,290,000 | $2,474 | $2,474 | Jan 2025 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 1 | 26-30 | 592 | $1,310,000 | $2,213 | $2,213 | Dec 2024 | Resale |
| SPOTTISWOODE RESIDENCES | 2 | RCR | 2 | 16-20 | 926 | $2,240,000 | $2,420 | $2,420 | Oct 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.