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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE ARMADALE | 11 | CCR | 2 | 01-05 | 872 | $1,800,000 | $2,065 | — | May 2026 | Resale |
| THE ARMADALE | 11 | CCR | 1 | 01-05 | 678 | $1,300,000 | $1,917 | — | Apr 2026 | Resale |
| THE ARMADALE | 11 | CCR | 3 | 01-05 | 1,033 | $2,210,000 | $2,139 | — | Jan 2025 | Resale |
| THE ARMADALE | 11 | CCR | 1 | 01-05 | 646 | $1,090,000 | $1,688 | — | Nov 2024 | Resale |
| THE ARMADALE | 11 | CCR | 3 | 01-05 | 1,033 | $2,100,000 | $2,032 | — | Jun 2024 | Resale |
| THE ARMADALE | 11 | CCR | 2 | 01-05 | 1,410 | $2,100,000 | $1,489 | — | Apr 2024 | Resale |
| THE ARMADALE | 11 | CCR | 3 | 01-05 | 1,033 | $1,900,000 | $1,839 | — | Oct 2023 | Resale |
| THE ARMADALE | 11 | CCR | 3 | 01-05 | 1,152 | $1,838,000 | $1,596 | — | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.