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 @ TOPAZ | 12 | RCR | 1 | 01-05 | 388 | $675,000 | $1,742 | $1,742 | Jan 2026 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 2 | 01-05 | 1,152 | $1,355,000 | $1,176 | $1,176 | Dec 2025 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 1 | 01-05 | 388 | $660,000 | $1,703 | $1,703 | Nov 2025 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 1 | 01-05 | 1,055 | $1,138,000 | $1,079 | $1,079 | Apr 2025 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 1 | 01-05 | 474 | $668,000 | $1,410 | $1,410 | Oct 2024 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 1 | 01-05 | 377 | $668,000 | $1,773 | $1,773 | Jul 2024 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 1 | 01-05 | 377 | $678,000 | $1,800 | $1,800 | Jun 2024 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 2 | 01-05 | 1,152 | $1,288,000 | $1,118 | $1,118 | May 2024 | Resale |
| SUITES @ TOPAZ | 12 | RCR | 1 | 01-05 | 388 | $650,000 | $1,677 | $1,677 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.