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 AXIS | 11 | CCR | 1 | 06-10 | 398 | $755,000 | $1,896 | $1,896 | Aug 2025 | Resale |
| THE AXIS | 11 | CCR | 2 | 01-05 | 818 | $1,423,000 | $1,739 | $1,739 | Aug 2025 | Resale |
| THE AXIS | 11 | CCR | 2 | 11-15 | 818 | $1,460,000 | $1,785 | $1,785 | Apr 2025 | Resale |
| THE AXIS | 11 | CCR | 2 | 06-10 | 818 | $1,438,000 | $1,758 | $1,758 | Apr 2025 | Resale |
| THE AXIS | 11 | CCR | 2 | 06-10 | 818 | $1,428,000 | $1,746 | $1,746 | Feb 2025 | Resale |
| THE AXIS | 11 | CCR | 2 | 01-05 | 818 | $1,300,000 | $1,589 | $1,589 | Jan 2025 | Resale |
| THE AXIS | 11 | CCR | 3 | 01-05 | 1,141 | $1,850,000 | $1,621 | $1,621 | Jun 2024 | Resale |
| THE AXIS | 11 | CCR | 2 | 01-05 | 753 | $1,300,000 | $1,725 | $1,725 | Jan 2024 | Resale |
| THE AXIS | 11 | CCR | 2 | 06-10 | 753 | $1,245,000 | $1,652 | $1,652 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.