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 AVENIR | 9 | CCR | 4* | 16-20 | 1,528 | $5,030,000 | $3,291 | $3,291 | Nov 2025 | Sub Sale |
| THE AVENIR | 9 | CCR | 5* | 11-15 | 2,056 | $7,155,000 | $3,480 | $3,480 | Oct 2025 | New Sale |
| THE AVENIR | 9 | CCR | 5* | 26-30 | 2,411 | $9,300,000 | $3,857 | $3,857 | Aug 2025 | Sub Sale |
| THE AVENIR | 9 | CCR | 5* | 11-15 | 2,411 | $6,900,000 | $2,862 | $2,862 | Jul 2025 | Sub Sale |
| THE AVENIR | 9 | CCR | 2* | 26-30 | 807 | $2,886,000 | $3,575 | $3,575 | Apr 2025 | New Sale |
| THE AVENIR | 9 | CCR | 2* | 26-30 | 829 | $2,936,000 | $3,542 | $3,542 | Mar 2025 | New Sale |
| THE AVENIR | 9 | CCR | 2* | 01-05 | 829 | $2,700,000 | $3,258 | $3,258 | Mar 2025 | Sub Sale |
| THE AVENIR | 9 | CCR | 2* | 31-35 | 829 | $2,976,000 | $3,591 | $3,591 | Mar 2025 | New Sale |
| THE AVENIR | 9 | CCR | 2* | 31-35 | 829 | $2,990,000 | $3,608 | $3,608 | Mar 2025 | New Sale |
| THE AVENIR | 9 | CCR | 5* | 36-40 | 2,411 | $9,016,000 | $3,739 | $3,739 | Mar 2025 | New Sale |
| THE AVENIR | 9 | CCR | 1* | 01-05 | 538 | $1,560,000 | $2,899 | $2,899 | Feb 2025 | Sub Sale |
| THE AVENIR | 9 | CCR | 5* | 11-15 | 2,411 | $8,594,000 | $3,564 | $3,564 | Feb 2025 | New Sale |
| THE AVENIR | 9 | CCR | 2* | 26-30 | 829 | $2,908,000 | $3,509 | $3,509 | Feb 2025 | New Sale |
| THE AVENIR | 9 | CCR | 2* | 26-30 | 829 | $2,922,000 | $3,525 | $3,525 | Feb 2025 | New Sale |
| THE AVENIR | 9 | CCR | 3* | 01-05 | 1,141 | $3,700,000 | $3,243 | $3,243 | Dec 2024 | Sub Sale |
| THE AVENIR | 9 | CCR | 3* | 01-05 | 1,141 | $3,488,000 | $3,057 | $3,057 | Nov 2024 | Sub Sale |
| THE AVENIR | 9 | CCR | 2* | 11-15 | 829 | $2,850,000 | $3,439 | $3,439 | Oct 2024 | Sub Sale |
| THE AVENIR | 9 | CCR | 5* | 26-30 | 2,411 | $8,888,000 | $3,686 | $3,686 | Jun 2024 | Sub Sale |
| THE AVENIR | 9 | CCR | 5* | 31-35 | 2,411 | $8,600,000 | $3,567 | $3,567 | Nov 2023 | Sub Sale |
| THE AVENIR | 9 | CCR | 5* | 36-40 | 2,067 | $7,800,000 | $3,774 | $3,774 | Oct 2023 | Sub Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.