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 SUITES | 2 | RCR | 1 | 26-30 | 441 | $1,038,000 | $2,352 | $2,352 | Feb 2026 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 06-10 | 452 | $970,000 | $2,146 | $2,146 | Jan 2026 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 21-25 | 452 | $1,080,000 | $2,389 | $2,389 | Dec 2025 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 16-20 | 441 | $1,003,888 | $2,275 | $2,275 | Sep 2025 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 21-25 | 452 | $1,030,000 | $2,278 | $2,278 | Jul 2025 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 21-25 | 463 | $1,085,000 | $2,344 | $2,344 | May 2025 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 2 | 06-10 | 581 | $1,500,000 | $2,581 | $2,581 | Mar 2025 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 2 | 16-20 | 581 | $1,500,000 | $2,581 | $2,581 | Oct 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 11-15 | 441 | $1,040,000 | $2,357 | $2,357 | Sep 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 11-15 | 452 | $1,052,000 | $2,327 | $2,327 | Aug 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 2 | 11-15 | 538 | $1,320,000 | $2,453 | $2,453 | Aug 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 16-20 | 441 | $1,070,000 | $2,425 | $2,425 | Jul 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 2 | 16-20 | 538 | $1,330,000 | $2,471 | $2,471 | Jul 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 3 | 26-30 | 1,033 | $2,500,000 | $2,419 | $2,419 | May 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 3 | 21-25 | 743 | $1,650,000 | $2,222 | $2,222 | May 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 16-20 | 441 | $1,000,000 | $2,266 | $2,266 | Apr 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 11-15 | 441 | $1,028,000 | $2,329 | $2,329 | Mar 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 26-30 | 441 | $1,080,000 | $2,447 | $2,447 | Feb 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 2 | 31-35 | 872 | $2,070,000 | $2,374 | $2,374 | Feb 2024 | Resale |
| SPOTTISWOODE SUITES | 2 | RCR | 1 | 26-30 | 441 | $1,080,000 | $2,447 | $2,447 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.