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 @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 377 | $666,588 | $1,769 | $1,769 | Jan 2026 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 398 | $678,888 | $1,705 | $1,705 | Jan 2026 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 2* | 01-05 | 678 | $1,028,000 | $1,516 | $1,516 | Jan 2026 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 398 | $690,000 | $1,733 | $1,733 | Oct 2025 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 377 | $660,000 | $1,752 | $1,752 | Aug 2025 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 4* | 01-05 | 1,389 | $1,480,000 | $1,066 | $1,066 | Aug 2025 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 2* | 01-05 | 614 | $998,000 | $1,627 | $1,627 | May 2025 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 2* | 01-05 | 646 | $980,000 | $1,517 | $1,517 | Nov 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 366 | $600,000 | $1,639 | $1,639 | Oct 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 3* | 01-05 | 1,238 | $1,200,000 | $969 | $969 | Jul 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 398 | $750,000 | $1,883 | $1,883 | Jul 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 2* | 01-05 | 721 | $1,050,000 | $1,456 | $1,456 | Jun 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 377 | $625,000 | $1,659 | $1,659 | Apr 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 409 | $739,000 | $1,807 | $1,807 | Mar 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 4* | 01-05 | 1,389 | $1,658,000 | $1,194 | $1,194 | Jan 2024 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 409 | $713,000 | $1,743 | $1,743 | Oct 2023 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 398 | $680,000 | $1,707 | $1,707 | Sep 2023 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 398 | $620,000 | $1,557 | $1,557 | Sep 2023 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 377 | $645,000 | $1,712 | $1,712 | Sep 2023 | Resale |
| SUITES @ PAYA LEBAR | 19 | OCR | 1* | 01-05 | 420 | $688,000 | $1,639 | $1,639 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.