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 ARTE | 12 | RCR | 3 | 26-30 | 1,399 | $2,990,000 | $2,137 | — | Mar 2026 | Resale |
| THE ARTE | 12 | RCR | 3 | 31-35 | 2,648 | $3,689,000 | $1,393 | — | Sep 2025 | Resale |
| THE ARTE | 12 | RCR | 3 | 16-20 | 1,399 | $2,850,000 | $2,037 | — | Aug 2025 | Resale |
| THE ARTE | 12 | RCR | 3 | 26-30 | 1,528 | $2,965,000 | $1,940 | — | Aug 2025 | Resale |
| THE ARTE | 12 | RCR | 2 | 11-15 | 1,055 | $2,038,888 | $1,933 | — | Jul 2025 | Resale |
| THE ARTE | 12 | RCR | 4 | 31-35 | 2,680 | $4,088,000 | $1,525 | — | Jun 2025 | Resale |
| THE ARTE | 12 | RCR | 3 | 26-30 | 1,625 | $3,180,000 | $1,957 | — | May 2025 | Resale |
| THE ARTE | 12 | RCR | 4 | 06-10 | 1,873 | $3,480,000 | $1,858 | — | Jan 2025 | Resale |
| THE ARTE | 12 | RCR | 4 | 11-15 | 1,873 | $3,380,000 | $1,805 | — | Dec 2024 | Resale |
| THE ARTE | 12 | RCR | 2 | 06-10 | 1,055 | $2,030,000 | $1,924 | — | Dec 2024 | Resale |
| THE ARTE | 12 | RCR | 3 | 01-05 | 1,625 | $2,860,000 | $1,760 | — | Nov 2024 | Resale |
| THE ARTE | 12 | RCR | 3 | 11-15 | 1,625 | $2,950,000 | $1,815 | — | Sep 2024 | Resale |
| THE ARTE | 12 | RCR | 2 | 16-20 | 1,055 | $2,050,000 | $1,943 | — | Apr 2024 | Resale |
| THE ARTE | 12 | RCR | 3 | 16-20 | 1,399 | $2,548,000 | $1,821 | — | Mar 2024 | Resale |
| THE ARTE | 12 | RCR | 3 | 11-15 | 1,399 | $2,480,000 | $1,772 | — | Jan 2024 | Resale |
| THE ARTE | 12 | RCR | 3 | 16-20 | 1,528 | $2,728,000 | $1,785 | — | Oct 2023 | Resale |
| THE ARTE | 12 | RCR | 3 | 21-25 | 1,528 | $2,750,000 | $1,799 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.