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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUI GENERIS | 10 | CCR | 3 | 06-10 | 1,572 | $4,150,009 | $2,641 | $2,641 | Jan 2026 | Resale |
| SUI GENERIS | 10 | CCR | 4 | 06-10 | 2,131 | $5,150,000 | $2,416 | $2,416 | Dec 2025 | Resale |
| SUI GENERIS | 10 | CCR | 4 | 06-10 | 2,131 | $5,175,000 | $2,428 | $2,428 | Dec 2025 | Resale |
| SUI GENERIS | 10 | CCR | 4 | 01-05 | 2,131 | $5,100,000 | $2,393 | $2,393 | May 2025 | Resale |
| SUI GENERIS | 10 | CCR | 4 | 06-10 | 2,131 | $5,090,000 | $2,388 | $2,388 | May 2025 | Resale |
| SUI GENERIS | 10 | CCR | 3 | 01-05 | 1,755 | $3,900,000 | $2,223 | $2,223 | May 2025 | Resale |
| SUI GENERIS | 10 | CCR | 4 | 06-10 | 2,131 | $5,150,000 | $2,416 | $2,416 | Apr 2025 | Resale |
| SUI GENERIS | 10 | CCR | 4 | 01-05 | 2,120 | $5,080,000 | $2,396 | $2,396 | Mar 2025 | Resale |
| SUI GENERIS | 10 | CCR | 3 | 01-05 | 1,755 | $3,918,000 | $2,233 | $2,233 | Oct 2024 | Resale |
| SUI GENERIS | 10 | CCR | 3 | 06-10 | 1,572 | $3,600,000 | $2,291 | $2,291 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.