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 ARC AT DRAYCOTT | 10 | CCR | 4* | 31-35 | 1,432 | $4,000,000 | $2,794 | $2,794 | Jan 2026 | Resale |
| THE ARC AT DRAYCOTT | 10 | CCR | 3* | 01-05 | 1,130 | $2,820,000 | $2,495 | $2,495 | Apr 2025 | Resale |
| THE ARC AT DRAYCOTT | 10 | CCR | 3* | 01-05 | 1,130 | $2,800,000 | $2,477 | $2,477 | Apr 2025 | Resale |
| THE ARC AT DRAYCOTT | 10 | CCR | 4* | 21-25 | 1,270 | $3,420,000 | $2,693 | $2,693 | Feb 2025 | Resale |
| THE ARC AT DRAYCOTT | 10 | CCR | 4* | 16-20 | 1,270 | $3,210,000 | $2,527 | $2,527 | Sep 2024 | Resale |
| THE ARC AT DRAYCOTT | 10 | CCR | 4* | 31-35 | 1,432 | $3,900,000 | $2,724 | $2,724 | Feb 2024 | Resale |
| THE ARC AT DRAYCOTT | 10 | CCR | 4* | 21-25 | 1,270 | $3,500,000 | $2,756 | $2,756 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.