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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| SUITES 28 | 14 | RCR | 1* | 01-05 | 431 | $662,000 | $1,538 | — | Dec 2025 | Resale |
| SUITES 28 | 14 | RCR | 3* | 06-10 | 1,033 | $855,000 | $827 | — | Jul 2025 | Resale |
| SUITES 28 | 14 | RCR | 3* | 06-10 | 1,055 | $868,888 | $824 | — | May 2025 | Resale |
| SUITES 28 | 14 | RCR | 1* | 06-10 | 429 | $656,000 | $1,527 | — | Jul 2024 | Resale |
| SUITES 28 | 14 | RCR | 3* | 01-05 | 926 | $1,300,000 | $1,404 | — | Mar 2024 | Resale |
| SUITES 28 | 14 | RCR | 3* | 01-05 | 925 | $1,230,000 | $1,330 | — | Feb 2024 | Resale |
| SUITES 28 | 14 | RCR | 3* | 06-10 | 1,033 | $860,000 | $832 | — | Feb 2024 | Resale |
| SUITES 28 | 14 | RCR | 3* | 06-10 | 1,033 | $880,000 | $852 | — | Nov 2023 | Resale |
| SUITES 28 | 14 | RCR | 2* | 01-05 | 850 | $1,138,000 | $1,338 | — | Nov 2023 | Resale |
| SUITES 28 | 14 | RCR | 2* | 06-10 | 893 | $865,000 | $968 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.