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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STRATA | 11 | CCR | 1 | 06-10 | 506 | $1,072,000 | $2,119 | $2,119 | Mar 2026 | Resale |
| STRATA | 11 | CCR | 2 | 06-10 | 840 | $1,750,000 | $2,084 | $2,084 | Sep 2025 | Resale |
| STRATA | 11 | CCR | 2 | 06-10 | 840 | $1,700,000 | $2,025 | $2,025 | Oct 2024 | Resale |
| STRATA | 11 | CCR | 2 | 16-20 | 1,066 | $2,038,000 | $1,912 | $1,912 | Jul 2024 | Resale |
| STRATA | 11 | CCR | 1 | 01-05 | 506 | $980,000 | $1,937 | $1,937 | May 2024 | Resale |
| STRATA | 11 | CCR | 1 | 01-05 | 506 | $973,800 | $1,925 | $1,925 | Dec 2023 | Resale |
| STRATA | 11 | CCR | 2 | 11-15 | 1,066 | $1,930,000 | $1,811 | $1,811 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.