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 ANSLEY | 11 | CCR | 1 | 06-10 | 732 | $1,278,000 | $1,746 | $1,746 | Mar 2026 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 16-20 | 1,302 | $2,600,000 | $1,996 | $1,996 | Nov 2025 | Resale |
| THE ANSLEY | 11 | CCR | 3* | 06-10 | 1,098 | $2,100,000 | $1,913 | $1,913 | Jun 2025 | Resale |
| THE ANSLEY | 11 | CCR | 2 | 06-10 | 1,012 | $1,900,000 | $1,878 | $1,878 | May 2025 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 16-20 | 1,281 | $2,530,000 | $1,975 | $1,975 | Oct 2024 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 11-15 | 1,302 | $2,540,000 | $1,950 | $1,950 | Oct 2024 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 21-25 | 1,302 | $2,530,000 | $1,943 | $1,943 | Sep 2024 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 06-10 | 1,281 | $2,486,000 | $1,941 | $1,941 | Sep 2024 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 16-20 | 1,302 | $2,530,000 | $1,943 | $1,943 | Apr 2024 | Resale |
| THE ANSLEY | 11 | CCR | 3 | 11-15 | 1,302 | $2,338,000 | $1,795 | $1,795 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.