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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STARLIGHT SUITES | 9 | CCR | 2* | 11-15 | 850 | $1,640,000 | $1,929 | $1,929 | Oct 2025 | Resale |
| STARLIGHT SUITES | 9 | CCR | 1* | 16-20 | 560 | $1,218,000 | $2,176 | $2,176 | Aug 2025 | Resale |
| STARLIGHT SUITES | 9 | CCR | 2* | 11-15 | 850 | $1,680,000 | $1,976 | $1,976 | Jul 2025 | Resale |
| STARLIGHT SUITES | 9 | CCR | 5* | 26-30 | 1,862 | $3,925,000 | $2,108 | $2,108 | Jun 2025 | Resale |
| STARLIGHT SUITES | 9 | CCR | 5* | 21-25 | 1,862 | $4,020,000 | $2,159 | $2,159 | Mar 2025 | Resale |
| STARLIGHT SUITES | 9 | CCR | 3* | 06-10 | 1,076 | $2,353,000 | $2,186 | $2,186 | Jan 2025 | Resale |
| STARLIGHT SUITES | 9 | CCR | 2* | 16-20 | 775 | $1,680,000 | $2,168 | $2,168 | Oct 2024 | Resale |
| STARLIGHT SUITES | 9 | CCR | 3* | 31-35 | 1,076 | $2,393,000 | $2,223 | $2,223 | Sep 2024 | Resale |
| STARLIGHT SUITES | 9 | CCR | 2* | 21-25 | 775 | $1,628,000 | $2,101 | $2,101 | Jul 2024 | Resale |
| STARLIGHT SUITES | 9 | CCR | 1* | 26-30 | 560 | $1,200,000 | $2,144 | $2,144 | Jun 2024 | Resale |
| STARLIGHT SUITES | 9 | CCR | 2* | 31-35 | 850 | $1,890,000 | $2,223 | $2,223 | Jan 2024 | Resale |
| STARLIGHT SUITES | 9 | CCR | 1* | 06-10 | 560 | $1,188,000 | $2,122 | $2,122 | Oct 2023 | Resale |
| STARLIGHT SUITES | 9 | CCR | 5* | 16-20 | 1,862 | $3,720,000 | $1,998 | $1,998 | Jul 2023 | Resale |
| STARLIGHT SUITES | 9 | CCR | 3* | 06-10 | 1,163 | $1,580,000 | $1,359 | $1,359 | Jul 2023 | Resale |
| STARLIGHT SUITES | 9 | CCR | 5* | 21-25 | 1,862 | $3,800,000 | $2,041 | $2,041 | Jul 2023 | Resale |
| STARLIGHT SUITES | 9 | CCR | 1* | 26-30 | 560 | $1,230,000 | $2,198 | $2,198 | Jun 2023 | Resale |
| STARLIGHT SUITES | 9 | CCR | 2* | 11-15 | 775 | $1,490,000 | $1,923 | $1,923 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.