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 BEVERLY | 21 | RCR | 2 | 01-05 | 1,130 | $1,788,000 | $1,582 | $1,582 | Feb 2026 | Resale |
| THE BEVERLY | 21 | RCR | 4 | 01-05 | 1,862 | $3,410,000 | $1,831 | $1,831 | Nov 2025 | Resale |
| THE BEVERLY | 21 | RCR | 3 | 01-05 | 1,507 | $2,780,000 | $1,845 | $1,845 | Nov 2025 | Resale |
| THE BEVERLY | 21 | RCR | 4 | 01-05 | 1,765 | $3,250,000 | $1,841 | $1,841 | Aug 2025 | Resale |
| THE BEVERLY | 21 | RCR | 4 | 01-05 | 1,808 | $2,960,000 | $1,637 | $1,637 | Mar 2025 | Resale |
| THE BEVERLY | 21 | RCR | 4 | 01-05 | 3,714 | $3,800,000 | $1,023 | $1,023 | Aug 2024 | Resale |
| THE BEVERLY | 21 | RCR | 3 | 01-05 | 2,723 | $2,850,000 | $1,047 | $1,047 | Jun 2024 | Resale |
| THE BEVERLY | 21 | RCR | 4 | 01-05 | 2,024 | $3,100,000 | $1,532 | $1,532 | Feb 2024 | Resale |
| THE BEVERLY | 21 | RCR | 3 | 01-05 | 2,745 | $2,820,000 | $1,027 | $1,027 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.