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 @ SIMS | 14 | RCR | 1 | 01-05 | 377 | $684,000 | $1,816 | $1,816 | Nov 2025 | Resale |
| SUITES @ SIMS | 14 | RCR | 1 | 01-05 | 344 | $669,000 | $1,942 | $1,942 | Oct 2025 | Resale |
| SUITES @ SIMS | 14 | RCR | 1 | 01-05 | 344 | $653,000 | $1,896 | $1,896 | Oct 2025 | Resale |
| SUITES @ SIMS | 14 | RCR | 1 | 01-05 | 344 | $653,000 | $1,896 | $1,896 | Sep 2025 | Resale |
| SUITES @ SIMS | 14 | RCR | 1 | 01-05 | 355 | $680,000 | $1,914 | $1,914 | Feb 2025 | Resale |
| SUITES @ SIMS | 14 | RCR | 2 | 01-05 | 818 | $1,100,888 | $1,346 | $1,346 | Feb 2025 | Resale |
| SUITES @ SIMS | 14 | RCR | 1 | 01-05 | 355 | $655,000 | $1,844 | $1,844 | Nov 2023 | Resale |
| SUITES @ SIMS | 14 | RCR | 1* | 01-05 | 549 | $855,000 | $1,557 | $1,557 | Nov 2023 | Resale |
| SUITES @ SIMS | 14 | RCR | 1 | 01-05 | 344 | $638,000 | $1,852 | $1,852 | Aug 2023 | Resale |
| SUITES @ SIMS | 14 | RCR | 2 | 01-05 | 560 | $855,000 | $1,528 | $1,528 | Jul 2023 | Resale |
| SUITES @ SIMS | 14 | RCR | 2 | 01-05 | 721 | $978,888 | $1,357 | $1,357 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.