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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TEMBUSU GRAND | 15 | RCR | 3 | 16-20 | 990 | $2,850,000 | $2,878 | $3,010 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 3 | 06-10 | 990 | $2,820,000 | $2,848 | $2,979 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 4 | 16-20 | 1,432 | $4,080,000 | $2,850 | $2,981 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 3 | 11-15 | 990 | $2,820,000 | $2,848 | $2,979 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 4 | 16-20 | 1,432 | $3,970,000 | $2,773 | $2,901 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 2 | 01-05 | 667 | $1,810,000 | $2,712 | $2,837 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 3 | 16-20 | 1,173 | $3,380,000 | $2,881 | $3,014 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 2 | 11-15 | 743 | $2,000,000 | $2,693 | $2,817 | May 2026 | Sub Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 21-25 | 646 | $1,608,000 | $2,490 | $2,605 | Apr 2026 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 646 | $1,530,000 | $2,369 | $2,478 | Apr 2026 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 646 | $1,557,000 | $2,411 | $2,522 | Apr 2026 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 527 | $1,434,000 | $2,719 | $2,844 | Mar 2026 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 646 | $1,557,000 | $2,411 | $2,522 | Jan 2026 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 527 | $1,437,000 | $2,725 | $2,850 | Dec 2025 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 527 | $1,426,000 | $2,704 | $2,828 | Dec 2025 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 5 | 01-05 | 1,711 | $4,028,000 | $2,354 | $2,462 | Nov 2025 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 1 | 16-20 | 527 | $1,488,000 | $2,821 | $2,951 | Oct 2025 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 5 | 01-05 | 1,711 | $4,028,000 | $2,354 | $2,462 | Oct 2025 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 5 | 01-05 | 1,711 | $4,040,000 | $2,361 | $2,470 | Oct 2025 | New Sale |
| TEMBUSU GRAND | 15 | RCR | 5 | 11-15 | 1,711 | $4,148,000 | $2,424 | $2,536 | Sep 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.