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 MARTIN RESIDENCE | 10 | CCR | 5* | 01-05 | 1,744 | $4,050,000 | $2,323 | $2,323 | Feb 2026 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 4* | 01-05 | 1,270 | $3,180,000 | $2,504 | $2,504 | Jan 2026 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 4* | 01-05 | 1,528 | $3,880,000 | $2,538 | $2,538 | Dec 2025 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 2* | 01-05 | 603 | $1,350,000 | $2,240 | $2,240 | Oct 2025 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 4* | 01-05 | 1,528 | $3,820,000 | $2,499 | $2,499 | May 2025 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 5* | 01-05 | 2,120 | $3,750,000 | $1,768 | $1,768 | Nov 2024 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 4* | 01-05 | 1,442 | $3,428,000 | $2,377 | $2,377 | Aug 2024 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 5* | 01-05 | 2,982 | $5,000,000 | $1,677 | $1,677 | Feb 2024 | Resale |
| ST MARTIN RESIDENCE | 10 | CCR | 5* | 01-05 | 2,885 | $4,288,000 | $1,486 | $1,486 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.