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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 635 | $1,118,000 | $1,760 | $2,216 | Feb 2026 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 818 | $1,310,000 | $1,601 | $2,016 | Feb 2026 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 01-05 | 926 | $1,430,000 | $1,545 | $1,945 | Feb 2026 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 4* | 11-15 | 1,378 | $2,400,000 | $1,742 | $2,193 | Dec 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 807 | $1,310,000 | $1,623 | $2,044 | Dec 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 01-05 | 926 | $1,450,000 | $1,566 | $1,972 | Nov 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 4* | 11-15 | 1,399 | $2,350,000 | $1,679 | $2,114 | Oct 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 06-10 | 1,206 | $1,965,000 | $1,630 | $2,052 | Jun 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 01-05 | 1,206 | $1,750,000 | $1,452 | $1,828 | May 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 614 | $870,000 | $1,418 | $1,785 | May 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 4* | 06-10 | 1,281 | $2,000,000 | $1,561 | $1,965 | Apr 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 4* | 16-20 | 1,378 | $2,335,000 | $1,695 | $2,134 | Mar 2025 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 16-20 | 1,238 | $2,063,888 | $1,667 | $2,099 | Dec 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 06-10 | 1,206 | $1,855,000 | $1,539 | $1,938 | Nov 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 614 | $940,000 | $1,532 | $1,929 | Sep 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 807 | $1,320,000 | $1,635 | $2,059 | Sep 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 2* | 01-05 | 614 | $990,000 | $1,614 | $2,032 | Jul 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 06-10 | 1,206 | $1,680,000 | $1,394 | $1,755 | Jul 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 01-05 | 1,206 | $1,850,000 | $1,535 | $1,933 | Jun 2024 | Resale |
| TANJONG RIA CONDOMINIUM | 15 | RCR | 3* | 01-05 | 969 | $1,567,000 | $1,618 | $2,037 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.