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 BENCOOLEN | 7 | RCR | 3* | 11-15 | 1,033 | $1,698,000 | $1,643 | $2,039 | Dec 2025 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 06-10 | 829 | $1,308,888 | $1,579 | $1,960 | Nov 2025 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 06-10 | 883 | $1,423,000 | $1,612 | $2,001 | Apr 2025 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 16-20 | 969 | $1,570,000 | $1,621 | $2,012 | Mar 2025 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 01-05 | 926 | $1,470,000 | $1,588 | $1,971 | Mar 2025 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 01-05 | 872 | $1,330,000 | $1,525 | $1,893 | Feb 2025 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 16-20 | 883 | $1,478,000 | $1,675 | $2,079 | Jun 2024 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 11-15 | 883 | $1,400,000 | $1,586 | $1,969 | May 2024 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 11-15 | 850 | $1,400,000 | $1,646 | $2,043 | Dec 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 4* | 01-05 | 1,270 | $1,587,500 | $1,250 | $1,552 | Nov 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 4* | 01-05 | 1,356 | $1,917,120 | $1,414 | $1,755 | Sep 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 01-05 | 1,249 | $1,634,500 | $1,309 | $1,625 | Aug 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 16-20 | 980 | $1,549,250 | $1,582 | $1,964 | Jul 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 4* | 01-05 | 1,356 | $1,898,200 | $1,400 | $1,738 | Jul 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 11-15 | 850 | $1,452,000 | $1,708 | $2,120 | Jul 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 06-10 | 1,173 | $1,805,000 | $1,538 | $1,909 | Jun 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 11-15 | 1,173 | $1,833,000 | $1,562 | $1,939 | Jun 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 16-20 | 1,173 | $1,880,000 | $1,602 | $1,989 | Jun 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 3* | 16-20 | 969 | $1,539,480 | $1,589 | $1,972 | Jun 2023 | Resale |
| THE BENCOOLEN | 7 | RCR | 2* | 16-20 | 850 | $1,439,300 | $1,693 | $2,102 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.