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 VIEW | 3 | RCR | 3 | 16-20 | 1,464 | $2,800,000 | $1,913 | $2,341 | Apr 2026 | Resale |
| TANGLIN VIEW | 3 | RCR | 2 | 06-10 | 872 | $1,602,000 | $1,837 | $2,248 | Mar 2026 | Resale |
| TANGLIN VIEW | 3 | RCR | 2 | 06-10 | 872 | $1,598,000 | $1,833 | $2,244 | Mar 2026 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,141 | $2,235,000 | $1,959 | $2,398 | Jan 2026 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,141 | $2,200,004 | $1,928 | $2,360 | Oct 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 01-05 | 1,152 | $2,100,000 | $1,823 | $2,231 | Sep 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 2 | 06-10 | 872 | $1,680,000 | $1,927 | $2,359 | Sep 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,249 | $2,388,000 | $1,913 | $2,341 | Jul 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 4 | 16-20 | 1,711 | $3,100,000 | $1,811 | $2,217 | Jun 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,141 | $2,150,000 | $1,884 | $2,306 | Jun 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,141 | $2,240,000 | $1,963 | $2,403 | Jun 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 06-10 | 1,141 | $2,338,000 | $2,049 | $2,508 | Jun 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,163 | $2,188,000 | $1,882 | $2,304 | May 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,141 | $2,210,000 | $1,937 | $2,371 | Apr 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 06-10 | 1,249 | $2,360,000 | $1,890 | $2,313 | Mar 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 2 | 01-05 | 1,195 | $1,740,000 | $1,456 | $1,782 | Mar 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 11-15 | 1,141 | $2,225,000 | $1,950 | $2,387 | Mar 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 06-10 | 1,141 | $2,171,000 | $1,903 | $2,329 | Jan 2025 | Resale |
| TANGLIN VIEW | 3 | RCR | 3 | 01-05 | 1,163 | $1,990,000 | $1,712 | $2,095 | Nov 2024 | Resale |
| TANGLIN VIEW | 3 | RCR | 4 | 16-20 | 1,927 | $3,380,000 | $1,754 | $2,147 | Sep 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.