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 REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 06-10 | 2,153 | $5,500,000 | $2,555 | $2,689 | Mar 2026 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,594 | $6,485,000 | $2,500 | $2,632 | Mar 2026 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 11-15 | 2,153 | $5,560,000 | $2,583 | $2,719 | Nov 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,594 | $6,485,000 | $2,500 | $2,632 | Nov 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 5* | 11-15 | 3,897 | $10,080,000 | $2,587 | $2,723 | Oct 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,120 | $5,400,000 | $2,547 | $2,681 | Oct 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,153 | $5,382,500 | $2,500 | $2,632 | Aug 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 3 | 06-10 | 1,507 | $4,080,000 | $2,707 | $2,849 | Mar 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 06-10 | 2,142 | $5,360,000 | $2,502 | $2,634 | Mar 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,153 | $5,382,500 | $2,500 | $2,632 | Jan 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 11-15 | 2,486 | $7,200,000 | $2,896 | $3,048 | Jan 2025 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,153 | $5,150,000 | $2,392 | $2,518 | Nov 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 11-15 | 1,959 | $5,000,000 | $2,552 | $2,686 | Nov 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,142 | $5,355,000 | $2,500 | $2,632 | Nov 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 1,959 | $4,897,500 | $2,500 | $2,632 | Oct 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 01-05 | 2,594 | $6,485,000 | $2,500 | $2,632 | Oct 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 4 | 06-10 | 2,120 | $5,188,000 | $2,447 | $2,576 | Aug 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 3 | 01-05 | 1,507 | $3,800,000 | $2,522 | $2,655 | Aug 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 5* | 11-15 | 3,897 | $11,000,000 | $2,823 | $2,972 | Aug 2024 | Resale |
| ST REGIS RESIDENCES SINGAPORE | 10 | CCR | 5* | 21-25 | 6,684 | $14,000,000 | $2,094 | $2,204 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.