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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TERRENE AT BUKIT TIMAH | 21 | RCR | 1 | 01-05 | 527 | $1,038,000 | $1,968 | $2,072 | Oct 2025 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 4 | 01-05 | 1,550 | $3,150,000 | $2,032 | $2,139 | Sep 2025 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 3 | 01-05 | 1,798 | $3,120,000 | $1,736 | $1,827 | Jul 2025 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 3 | 01-05 | 1,227 | $2,510,000 | $2,045 | $2,153 | Jun 2025 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 3 | 01-05 | 1,270 | $2,638,000 | $2,077 | $2,186 | May 2025 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 3 | 01-05 | 1,281 | $2,480,000 | $1,936 | $2,038 | May 2025 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 5 | 01-05 | 2,691 | $4,250,000 | $1,579 | $1,662 | Oct 2024 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 2 | 01-05 | 915 | $1,810,000 | $1,978 | $2,082 | Sep 2024 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 2 | 01-05 | 990 | $1,920,000 | $1,939 | $2,041 | Jul 2024 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 4 | 01-05 | 1,550 | $3,100,000 | $2,000 | $2,105 | Feb 2024 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 1 | 01-05 | 624 | $1,030,000 | $1,650 | $1,737 | Jan 2024 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 3 | 01-05 | 1,938 | $2,950,000 | $1,523 | $1,603 | Sep 2023 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 3 | 01-05 | 1,109 | $2,385,000 | $2,151 | $2,264 | Jul 2023 | Resale |
| TERRENE AT BUKIT TIMAH | 21 | RCR | 1 | 01-05 | 527 | $952,000 | $1,805 | $1,900 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.