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 THOMAS SUITES | 9 | CCR | 4 | 26-30 | 3,757 | $8,800,000 | $2,343 | $2,343 | Apr 2026 | Resale |
| ST THOMAS SUITES | 9 | CCR | 3 | 11-15 | 1,819 | $4,610,000 | $2,534 | $2,534 | Jan 2026 | Resale |
| ST THOMAS SUITES | 9 | CCR | 3 | 01-05 | 1,819 | $4,220,000 | $2,320 | $2,320 | Nov 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 21-25 | 2,605 | $5,900,000 | $2,265 | $2,265 | Oct 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 21-25 | 2,605 | $6,050,000 | $2,323 | $2,323 | Oct 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 11-15 | 2,013 | $4,900,000 | $2,434 | $2,434 | Oct 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 06-10 | 2,605 | $5,750,000 | $2,207 | $2,207 | Sep 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 21-25 | 2,605 | $5,900,000 | $2,265 | $2,265 | Sep 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 26-30 | 2,605 | $6,000,000 | $2,303 | $2,303 | Sep 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 31-35 | 3,757 | $8,900,000 | $2,369 | $2,369 | Apr 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 5 | 31-35 | 7,685 | $16,030,000 | $2,086 | $2,086 | Mar 2025 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 16-20 | 2,013 | $4,831,200 | $2,400 | $2,400 | Dec 2024 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 26-30 | 2,605 | $5,800,000 | $2,227 | $2,227 | Nov 2024 | Resale |
| ST THOMAS SUITES | 9 | CCR | 3 | 26-30 | 1,819 | $4,350,000 | $2,391 | $2,391 | Aug 2024 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 01-05 | 2,605 | $5,728,000 | $2,199 | $2,199 | Mar 2024 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 26-30 | 2,013 | $4,930,000 | $2,449 | $2,449 | Oct 2023 | Resale |
| ST THOMAS SUITES | 9 | CCR | 4 | 06-10 | 2,605 | $5,700,000 | $2,188 | $2,188 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.