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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SUNSHINE PLAZA | 7 | RCR | 2 | 06-10 | 764 | $1,270,000 | $1,662 | $2,034 | Feb 2026 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 3 | 06-10 | 1,044 | $1,640,000 | $1,571 | $1,923 | Nov 2025 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 2 | 06-10 | 764 | $1,250,000 | $1,636 | $2,002 | Oct 2025 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 2 | 11-15 | 893 | $1,450,000 | $1,623 | $1,987 | May 2025 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 3 | 06-10 | 1,345 | $2,000,000 | $1,486 | $1,819 | May 2025 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 3 | 06-10 | 1,044 | $1,646,000 | $1,576 | $1,929 | Apr 2025 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 3 | 01-05 | 1,302 | $1,850,000 | $1,420 | $1,738 | Feb 2025 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 3 | 11-15 | 1,044 | $1,750,000 | $1,676 | $2,051 | Dec 2024 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 2 | 01-05 | 980 | $1,410,000 | $1,439 | $1,761 | Oct 2024 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 2 | 06-10 | 883 | $1,480,000 | $1,677 | $2,053 | Jul 2024 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 2 | 06-10 | 883 | $1,360,000 | $1,541 | $1,886 | Dec 2023 | Resale |
| SUNSHINE PLAZA | 7 | RCR | 3 | 06-10 | 1,313 | $1,750,000 | $1,333 | $1,632 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.