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 |
|---|---|---|---|---|---|---|---|---|---|---|
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 441 | $788,000 | $1,786 | $1,786 | Jan 2026 | Resale |
| SYCAMORE TREE | 15 | RCR | 2* | 01-05 | 818 | $1,432,500 | $1,751 | $1,751 | Jan 2026 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 388 | $748,000 | $1,930 | $1,930 | Dec 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 388 | $705,000 | $1,819 | $1,819 | Nov 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 420 | $800,800 | $1,908 | $1,908 | Aug 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 388 | $768,888 | $1,984 | $1,984 | Aug 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 409 | $793,000 | $1,939 | $1,939 | Jul 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 420 | $800,000 | $1,906 | $1,906 | Jun 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 344 | $700,000 | $2,032 | $2,032 | Mar 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 344 | $650,000 | $1,887 | $1,887 | Feb 2025 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 388 | $735,000 | $1,897 | $1,897 | Oct 2024 | Sub Sale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 441 | $802,000 | $1,817 | $1,817 | Sep 2024 | Sub Sale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 420 | $800,000 | $1,906 | $1,906 | Aug 2024 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 474 | $850,000 | $1,795 | $1,795 | Aug 2024 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 398 | $760,000 | $1,908 | $1,908 | Aug 2024 | Resale |
| SYCAMORE TREE | 15 | RCR | 2* | 01-05 | 721 | $1,150,000 | $1,595 | $1,595 | Jul 2024 | Sub Sale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 355 | $665,000 | $1,872 | $1,872 | May 2024 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 344 | $700,000 | $2,032 | $2,032 | Apr 2024 | Resale |
| SYCAMORE TREE | 15 | RCR | 2* | 01-05 | 753 | $1,190,000 | $1,579 | $1,579 | Apr 2024 | Resale |
| SYCAMORE TREE | 15 | RCR | 1* | 01-05 | 527 | $840,000 | $1,593 | $1,593 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.