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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUITES @ NEWTON | 11 | CCR | 2 | 06-10 | 603 | $1,320,000 | $2,190 | $2,190 | Feb 2026 | Resale |
| SUITES @ NEWTON | 11 | CCR | 2 | 06-10 | 603 | $1,300,000 | $2,157 | $2,157 | Dec 2025 | Resale |
| SUITES @ NEWTON | 11 | CCR | 2 | 16-20 | 1,324 | $2,050,000 | $1,548 | $1,548 | Sep 2025 | Resale |
| SUITES @ NEWTON | 11 | CCR | 2 | 01-05 | 764 | $1,420,000 | $1,858 | $1,858 | Apr 2025 | Resale |
| SUITES @ NEWTON | 11 | CCR | 1 | 16-20 | 560 | $1,088,000 | $1,944 | $1,944 | Aug 2024 | Resale |
| SUITES @ NEWTON | 11 | CCR | 2 | 16-20 | 1,335 | $2,068,000 | $1,549 | $1,549 | Apr 2024 | Resale |
| SUITES @ NEWTON | 11 | CCR | 1 | 11-15 | 484 | $970,000 | $2,003 | $2,003 | Sep 2023 | Resale |
| SUITES @ NEWTON | 11 | CCR | 2 | 11-15 | 603 | $1,250,000 | $2,074 | $2,074 | Jul 2023 | Resale |
| SUITES @ NEWTON | 11 | CCR | 2 | 06-10 | 603 | $1,300,000 | $2,157 | $2,157 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.