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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,098 | $3,005,000 | $2,737 | $2,737 | Apr 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,335 | $3,036,000 | $2,275 | $2,275 | Apr 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,098 | $3,043,000 | $2,772 | $2,772 | Apr 2026 | New Sale |
| TERRA HILL | 5 | RCR | 2 | 01-05 | 840 | $2,082,000 | $2,480 | $2,480 | Apr 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,249 | $3,055,000 | $2,447 | $2,447 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,098 | $2,925,000 | $2,664 | $2,664 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,098 | $2,954,000 | $2,691 | $2,691 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 4 | 01-05 | 1,313 | $3,535,000 | $2,692 | $2,692 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 969 | $2,486,000 | $2,566 | $2,566 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,087 | $2,949,000 | $2,713 | $2,713 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,087 | $2,873,000 | $2,643 | $2,643 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,087 | $3,017,000 | $2,775 | $2,775 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 5 | 01-05 | 2,142 | $5,200,000 | $2,428 | $2,428 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 4 | 01-05 | 1,313 | $3,628,000 | $2,763 | $2,763 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,076 | $3,038,000 | $2,822 | $2,822 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 2 | 01-05 | 807 | $2,100,000 | $2,601 | $2,601 | Mar 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,087 | $2,967,000 | $2,729 | $2,729 | Feb 2026 | New Sale |
| TERRA HILL | 5 | RCR | 4 | 01-05 | 1,313 | $3,533,000 | $2,690 | $2,690 | Feb 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,087 | $2,934,000 | $2,699 | $2,699 | Feb 2026 | New Sale |
| TERRA HILL | 5 | RCR | 3 | 01-05 | 1,087 | $2,899,000 | $2,667 | $2,667 | Feb 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.