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 ANCHORAGE | 3 | RCR | 3 | 01-05 | 1,464 | $2,910,000 | $1,988 | $1,988 | Feb 2026 | Resale |
| THE ANCHORAGE | 3 | RCR | 2 | 01-05 | 1,206 | $2,440,000 | $2,024 | $2,024 | Dec 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 4 | 11-15 | 2,088 | $4,100,000 | $1,963 | $1,963 | Oct 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 06-10 | 1,507 | $3,080,000 | $2,044 | $2,044 | Sep 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 2 | 11-15 | 1,238 | $2,670,000 | $2,157 | $2,157 | Jul 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 2 | 06-10 | 1,163 | $2,360,000 | $2,030 | $2,030 | Jun 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 06-10 | 1,561 | $3,288,000 | $2,107 | $2,107 | Jun 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 01-05 | 1,464 | $2,900,000 | $1,981 | $1,981 | Jun 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 01-05 | 1,464 | $2,930,000 | $2,002 | $2,002 | May 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 01-05 | 1,755 | $3,350,000 | $1,909 | $1,909 | May 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 11-15 | 1,830 | $3,418,000 | $1,868 | $1,868 | Apr 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 11-15 | 1,507 | $2,930,000 | $1,944 | $1,944 | Mar 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 06-10 | 1,421 | $3,200,000 | $2,252 | $2,252 | Mar 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 01-05 | 1,604 | $2,950,000 | $1,839 | $1,839 | Feb 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 2 | 06-10 | 1,238 | $2,490,000 | $2,012 | $2,012 | Jan 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 06-10 | 1,421 | $2,903,000 | $2,043 | $2,043 | Jan 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 2 | 06-10 | 1,163 | $2,300,000 | $1,978 | $1,978 | Jan 2025 | Resale |
| THE ANCHORAGE | 3 | RCR | 5* | 11-15 | 1,765 | $3,255,000 | $1,844 | $1,844 | Dec 2024 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 01-05 | 1,507 | $2,900,000 | $1,924 | $1,924 | Sep 2024 | Resale |
| THE ANCHORAGE | 3 | RCR | 3 | 06-10 | 1,464 | $2,850,000 | $1,947 | $1,947 | Jul 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.