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 |
|---|---|---|---|---|---|---|---|---|---|---|
| TEXTILE CENTRE | 7 | RCR | 2* | 16-20 | 883 | $1,120,000 | $1,269 | $1,895 | Dec 2025 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 16-20 | 883 | $1,150,000 | $1,303 | $1,946 | Aug 2025 | Resale |
| TEXTILE CENTRE | 7 | RCR | 3* | 11-15 | 915 | $1,180,000 | $1,290 | $1,927 | May 2025 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 16-20 | 883 | $1,100,000 | $1,246 | $1,861 | Oct 2024 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 11-15 | 883 | $1,120,000 | $1,269 | $1,895 | Oct 2024 | Resale |
| TEXTILE CENTRE | 7 | RCR | 3* | 16-20 | 915 | $1,075,880 | $1,176 | $1,756 | Aug 2024 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 16-20 | 883 | $1,020,000 | $1,156 | $1,727 | Jun 2024 | Resale |
| TEXTILE CENTRE | 7 | RCR | 3* | 16-20 | 1,163 | $1,240,000 | $1,067 | $1,594 | Mar 2024 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 16-20 | 883 | $1,020,000 | $1,156 | $1,727 | Mar 2024 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 11-15 | 883 | $1,010,000 | $1,144 | $1,709 | Nov 2023 | Resale |
| TEXTILE CENTRE | 7 | RCR | 2* | 16-20 | 883 | $990,000 | $1,122 | $1,676 | Oct 2023 | Resale |
| TEXTILE CENTRE | 7 | RCR | 3* | 16-20 | 1,163 | $1,200,000 | $1,032 | $1,541 | Sep 2023 | Resale |
| TEXTILE CENTRE | 7 | RCR | 3* | 11-15 | 904 | $1,020,000 | $1,128 | $1,685 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.