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 |
|---|---|---|---|---|---|---|---|---|---|---|
| THE ALCOVE | 14 | RCR | 3 | 01-05 | 1,378 | $1,540,000 | $1,118 | $1,345 | Apr 2026 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 06-10 | 1,453 | $1,668,000 | $1,148 | $1,381 | Mar 2026 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 06-10 | 2,379 | $2,080,000 | $874 | $1,051 | Feb 2026 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 01-05 | 1,432 | $1,600,000 | $1,118 | $1,345 | Dec 2025 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 01-05 | 1,550 | $1,590,000 | $1,026 | $1,234 | Sep 2025 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 01-05 | 1,356 | $1,575,000 | $1,161 | $1,397 | Feb 2025 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 06-10 | 1,378 | $1,500,000 | $1,089 | $1,310 | Sep 2024 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 06-10 | 1,324 | $1,458,000 | $1,101 | $1,325 | Jun 2024 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 06-10 | 1,292 | $1,430,000 | $1,107 | $1,332 | May 2024 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 01-05 | 1,238 | $1,360,000 | $1,099 | $1,322 | Mar 2024 | Resale |
| THE ALCOVE | 14 | RCR | 2 | 06-10 | 1,087 | $1,160,000 | $1,067 | $1,284 | Nov 2023 | Resale |
| THE ALCOVE | 14 | RCR | 3 | 06-10 | 1,356 | $1,530,000 | $1,128 | $1,357 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.