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 |
|---|---|---|---|---|---|---|---|---|---|---|
| STUDIOS@TEMBELING | 15 | RCR | 3* | 01-05 | 1,141 | $1,568,000 | $1,374 | $1,374 | Jan 2026 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 2* | 01-05 | 786 | $1,430,000 | $1,820 | $1,820 | Nov 2025 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 2* | 01-05 | 657 | $1,160,000 | $1,767 | $1,767 | Mar 2025 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 1* | 01-05 | 463 | $820,000 | $1,772 | $1,772 | Oct 2024 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 4* | 01-05 | 1,335 | $1,800,000 | $1,349 | $1,349 | Sep 2024 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 1* | 01-05 | 463 | $810,000 | $1,750 | $1,750 | Aug 2023 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 1* | 01-05 | 463 | $888,888 | $1,920 | $1,920 | Aug 2023 | Resale |
| STUDIOS@TEMBELING | 15 | RCR | 1* | 01-05 | 355 | $640,000 | $1,802 | $1,802 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.