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 ARECA | 19 | RCR | 5* | - | 2,519 | $2,539,999 | $1,008 | $1,213 | Jan 2026 | Resale |
| THE ARECA | 19 | RCR | 5* | - | 2,519 | $2,520,000 | $1,000 | $1,203 | May 2025 | Resale |
| THE ARECA | 19 | RCR | 5* | - | 2,454 | $2,570,000 | $1,047 | $1,260 | Mar 2025 | Resale |
| THE ARECA | 19 | RCR | 5* | - | 2,465 | $2,450,000 | $994 | $1,196 | Jan 2025 | Resale |
| THE ARECA | 19 | RCR | 5* | - | 2,443 | $2,520,000 | $1,031 | $1,240 | Dec 2024 | Resale |
| THE ARECA | 19 | RCR | 5* | - | 2,519 | $2,510,000 | $997 | $1,199 | Aug 2024 | Resale |
| THE ARECA | 19 | RCR | 5* | - | 2,454 | $2,480,000 | $1,011 | $1,216 | Jun 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.