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 BEACON | 2 | RCR | 3 | 11-15 | 1,485 | $2,550,000 | $1,717 | $2,019 | Nov 2025 | Resale |
| THE BEACON | 2 | RCR | 2* | 11-15 | 807 | $1,570,000 | $1,945 | $2,288 | Mar 2025 | Resale |
| THE BEACON | 2 | RCR | 2* | 16-20 | 807 | $1,420,000 | $1,759 | $2,069 | Dec 2024 | Resale |
| THE BEACON | 2 | RCR | 3* | 01-05 | 1,163 | $1,800,000 | $1,548 | $1,821 | Feb 2024 | Resale |
| THE BEACON | 2 | RCR | 3 | 16-20 | 1,485 | $2,430,000 | $1,636 | $1,924 | Nov 2023 | Resale |
| THE BEACON | 2 | RCR | 3 | 21-25 | 2,293 | $3,200,000 | $1,396 | $1,642 | Aug 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.