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 |
|---|---|---|---|---|---|---|---|---|---|---|
| ST FRANCIS COURT | 12 | RCR | 4* | 06-10 | 1,270 | $1,508,000 | $1,187 | $1,505 | Aug 2025 | Resale |
| ST FRANCIS COURT | 12 | RCR | 2* | 06-10 | 818 | $975,000 | $1,192 | $1,512 | Jul 2025 | Resale |
| ST FRANCIS COURT | 12 | RCR | 3* | 01-05 | 1,227 | $1,230,000 | $1,002 | $1,271 | Apr 2025 | Resale |
| ST FRANCIS COURT | 12 | RCR | 2* | 06-10 | 818 | $950,000 | $1,161 | $1,472 | Feb 2025 | Resale |
| ST FRANCIS COURT | 12 | RCR | 4* | 06-10 | 1,270 | $1,505,000 | $1,185 | $1,503 | Jan 2025 | Resale |
| ST FRANCIS COURT | 12 | RCR | 2* | 06-10 | 818 | $970,000 | $1,186 | $1,504 | Oct 2024 | Resale |
| ST FRANCIS COURT | 12 | RCR | 2* | 11-15 | 818 | $975,000 | $1,192 | $1,512 | Jul 2024 | Resale |
| ST FRANCIS COURT | 12 | RCR | 2* | 06-10 | 818 | $920,000 | $1,125 | $1,427 | Jun 2024 | Resale |
| ST FRANCIS COURT | 12 | RCR | 2* | 06-10 | 818 | $888,000 | $1,085 | $1,376 | Dec 2023 | Resale |
| ST FRANCIS COURT | 12 | RCR | 3* | 06-10 | 1,227 | $1,300,000 | $1,059 | $1,343 | Oct 2023 | Resale |
| ST FRANCIS COURT | 12 | RCR | 4* | 01-05 | 1,270 | $1,320,000 | $1,039 | $1,318 | Aug 2023 | Resale |
| ST FRANCIS COURT | 12 | RCR | 4* | 06-10 | 1,270 | $1,420,000 | $1,118 | $1,418 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.