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 AZURE | 4 | CCR | 3 | 01-05 | 1,711 | $3,000,000 | $1,753 | $2,050 | Jan 2026 | Resale |
| THE AZURE | 4 | CCR | 3 | 01-05 | 1,927 | $2,820,000 | $1,464 | $1,712 | Sep 2025 | Resale |
| THE AZURE | 4 | CCR | 3 | 01-05 | 1,711 | $2,900,000 | $1,694 | $1,981 | Apr 2025 | Resale |
| THE AZURE | 4 | CCR | 3 | 01-05 | 1,765 | $3,050,000 | $1,728 | $2,021 | Mar 2025 | Resale |
| THE AZURE | 4 | CCR | 3 | 01-05 | 1,927 | $2,700,000 | $1,401 | $1,639 | Feb 2025 | Resale |
| THE AZURE | 4 | CCR | 4 | 06-10 | 3,165 | $5,200,000 | $1,643 | $1,922 | Jan 2024 | Resale |
| THE AZURE | 4 | CCR | 4 | 01-05 | 2,271 | $4,200,000 | $1,849 | $2,163 | Aug 2023 | Resale |
| THE AZURE | 4 | CCR | 3 | 01-05 | 1,711 | $3,000,000 | $1,753 | $2,050 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.