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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STELLAR RV | 10 | CCR | 2 | 01-05 | 538 | $993,000 | $1,845 | $1,845 | Feb 2026 | Resale |
| STELLAR RV | 10 | CCR | 2 | 01-05 | 538 | $1,030,000 | $1,914 | $1,914 | Feb 2026 | Resale |
| STELLAR RV | 10 | CCR | 2 | 01-05 | 614 | $1,100,000 | $1,793 | $1,793 | Oct 2025 | Resale |
| STELLAR RV | 10 | CCR | 2 | 06-10 | 538 | $1,080,000 | $2,007 | $2,007 | Sep 2025 | Resale |
| STELLAR RV | 10 | CCR | 2 | 01-05 | 538 | $980,000 | $1,821 | $1,821 | Apr 2025 | Resale |
| STELLAR RV | 10 | CCR | 2 | 01-05 | 538 | $1,030,000 | $1,914 | $1,914 | Apr 2025 | Resale |
| STELLAR RV | 10 | CCR | 2 | 01-05 | 581 | $1,230,000 | $2,116 | $2,116 | Apr 2025 | Resale |
| STELLAR RV | 10 | CCR | 1 | 01-05 | 452 | $980,000 | $2,168 | $2,168 | Jan 2025 | Resale |
| STELLAR RV | 10 | CCR | 2 | 06-10 | 517 | $1,045,000 | $2,023 | $2,023 | Jan 2025 | Resale |
| STELLAR RV | 10 | CCR | 2 | 06-10 | 840 | $1,520,000 | $1,810 | $1,810 | May 2024 | Resale |
| STELLAR RV | 10 | CCR | 2 | 06-10 | 538 | $1,075,000 | $1,997 | $1,997 | Nov 2023 | Resale |
| STELLAR RV | 10 | CCR | 1 | 01-05 | 506 | $965,000 | $1,907 | $1,907 | Sep 2023 | Resale |
| STELLAR RV | 10 | CCR | 1 | 01-05 | 452 | $900,000 | $1,991 | $1,991 | Jul 2023 | Resale |
| STELLAR RV | 10 | CCR | 2 | 01-05 | 527 | $1,055,000 | $2,000 | $2,000 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.