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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STIRLING RESIDENCES | 3 | RCR | 2 | 26-30 | 635 | $1,555,000 | $2,449 | $2,725 | Jun 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 36-40 | 506 | $1,206,000 | $2,384 | $2,653 | Jun 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 11-15 | 657 | $1,510,000 | $2,300 | $2,559 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 4 | 01-05 | 1,345 | $3,300,000 | $2,453 | $2,729 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 36-40 | 980 | $2,710,000 | $2,767 | $3,079 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 4 | 31-35 | 1,345 | $3,580,000 | $2,661 | $2,961 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 06-10 | 635 | $1,510,000 | $2,378 | $2,646 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 31-35 | 506 | $1,200,000 | $2,372 | $2,639 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 16-20 | 506 | $1,170,888 | $2,314 | $2,575 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 31-35 | 635 | $1,560,000 | $2,456 | $2,733 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 06-10 | 506 | $1,160,000 | $2,293 | $2,551 | May 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 26-30 | 635 | $1,550,000 | $2,441 | $2,716 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 01-05 | 1,055 | $2,600,000 | $2,465 | $2,743 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 06-10 | 657 | $1,468,888 | $2,237 | $2,489 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 26-30 | 1,055 | $2,860,000 | $2,711 | $3,017 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 36-40 | 624 | $1,520,000 | $2,435 | $2,709 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 01-05 | 786 | $1,812,888 | $2,307 | $2,567 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 36-40 | 635 | $1,538,000 | $2,422 | $2,695 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 21-25 | 883 | $2,320,000 | $2,628 | $2,924 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 16-20 | 893 | $2,380,888 | $2,665 | $2,965 | Apr 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.