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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TANGLIN REGENCY | 10 | CCR | 3 | 11-15 | 1,292 | $2,220,000 | $1,719 | $2,149 | Nov 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 01-05 | 850 | $1,460,000 | $1,717 | $2,147 | Oct 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 06-10 | 850 | $1,460,000 | $1,717 | $2,147 | Oct 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 3 | 11-15 | 1,292 | $2,200,000 | $1,703 | $2,129 | Sep 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 01-05 | 850 | $1,420,000 | $1,670 | $2,088 | Aug 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 16-20 | 872 | $1,468,888 | $1,685 | $2,107 | Jul 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 11-15 | 980 | $1,680,000 | $1,715 | $2,144 | Mar 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 16-20 | 872 | $1,480,000 | $1,697 | $2,122 | Mar 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 3 | 16-20 | 1,410 | $2,450,000 | $1,738 | $2,173 | Feb 2025 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 06-10 | 700 | $1,250,000 | $1,787 | $2,234 | Dec 2024 | Resale |
| TANGLIN REGENCY | 10 | CCR | 3 | 01-05 | 1,044 | $1,800,000 | $1,724 | $2,155 | Aug 2024 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 01-05 | 850 | $1,380,000 | $1,623 | $2,029 | Feb 2024 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 06-10 | 850 | $1,450,000 | $1,705 | $2,132 | Feb 2024 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 01-05 | 850 | $1,390,000 | $1,635 | $2,044 | Jan 2024 | Resale |
| TANGLIN REGENCY | 10 | CCR | 3 | 06-10 | 1,292 | $2,270,000 | $1,757 | $2,197 | Jan 2024 | Resale |
| TANGLIN REGENCY | 10 | CCR | 3 | 06-10 | 1,098 | $1,870,000 | $1,703 | $2,129 | Nov 2023 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 01-05 | 850 | $1,390,000 | $1,635 | $2,044 | Nov 2023 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 06-10 | 883 | $1,450,000 | $1,643 | $2,054 | Sep 2023 | Resale |
| TANGLIN REGENCY | 10 | CCR | 3 | 01-05 | 1,044 | $1,760,000 | $1,686 | $2,108 | Jul 2023 | Resale |
| TANGLIN REGENCY | 10 | CCR | 2 | 11-15 | 980 | $1,660,000 | $1,695 | $2,119 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.