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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STUDIO8 | 14 | RCR | 1 | 01-05 | 495 | $840,000 | $1,696 | $1,696 | Jan 2026 | Resale |
| STUDIO8 | 14 | RCR | 1 | 01-05 | 463 | $838,000 | $1,811 | $1,811 | Mar 2025 | Resale |
| STUDIO8 | 14 | RCR | 1 | 01-05 | 420 | $760,000 | $1,810 | $1,810 | Jun 2024 | Resale |
| STUDIO8 | 14 | RCR | 1 | 01-05 | 560 | $878,888 | $1,570 | $1,570 | May 2024 | Resale |
| STUDIO8 | 14 | RCR | 2 | 06-10 | 732 | $1,080,000 | $1,476 | $1,476 | Apr 2024 | Resale |
| STUDIO8 | 14 | RCR | 2 | 06-10 | 861 | $1,180,000 | $1,370 | $1,370 | Nov 2023 | Resale |
| STUDIO8 | 14 | RCR | 1 | 01-05 | 463 | $790,000 | $1,707 | $1,707 | Oct 2023 | Resale |
| STUDIO8 | 14 | RCR | 1 | 01-05 | 538 | $800,000 | $1,486 | $1,486 | Oct 2023 | Resale |
| STUDIO8 | 14 | RCR | 1 | 01-05 | 495 | $765,000 | $1,545 | $1,545 | Jun 2023 | Resale |
| STUDIO8 | 14 | RCR | 1* | 01-05 | 506 | $750,000 | $1,482 | $1,482 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.