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 | 16-20 | 689 | $1,720,000 | $2,497 | $2,778 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 21-25 | 441 | $1,052,000 | $2,384 | $2,653 | 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 | 2 | 36-40 | 657 | $1,528,000 | $2,327 | $2,589 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 11-15 | 657 | $1,490,000 | $2,269 | $2,525 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 16-20 | 893 | $2,380,888 | $2,665 | $2,965 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 06-10 | 624 | $1,450,000 | $2,323 | $2,585 | Apr 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 01-05 | 689 | $1,628,888 | $2,365 | $2,632 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 11-15 | 441 | $1,090,000 | $2,470 | $2,748 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 36-40 | 883 | $1,740,000 | $1,971 | $2,193 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 21-25 | 506 | $1,188,000 | $2,348 | $2,613 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 06-10 | 657 | $1,457,888 | $2,220 | $2,470 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 06-10 | 635 | $1,475,000 | $2,323 | $2,585 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 21-25 | 883 | $2,338,000 | $2,649 | $2,948 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 26-30 | 1,055 | $2,868,000 | $2,719 | $3,025 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 36-40 | 657 | $1,540,000 | $2,345 | $2,609 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 2 | 21-25 | 635 | $1,495,000 | $2,354 | $2,619 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 3 | 01-05 | 893 | $2,340,000 | $2,619 | $2,914 | Mar 2026 | Resale |
| STIRLING RESIDENCES | 3 | RCR | 1 | 16-20 | 506 | $1,153,888 | $2,281 | $2,538 | Feb 2026 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.