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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE BROWNSTONE | 27 | OCR | 4 | 01-05 | 1,087 | $1,670,888 | $1,537 | — | Apr 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 4 | 11-15 | 1,055 | $1,470,000 | $1,394 | — | Apr 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 01-05 | 947 | $1,445,000 | $1,526 | — | Apr 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 06-10 | 990 | $1,538,888 | $1,554 | — | Apr 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 4 | 01-05 | 1,184 | $1,688,000 | $1,426 | — | Apr 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 01-05 | 947 | $1,460,000 | $1,541 | — | Apr 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 06-10 | 883 | $1,393,888 | $1,579 | — | Mar 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 01-05 | 915 | $1,420,000 | $1,552 | — | Mar 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 11-15 | 915 | $1,433,000 | $1,566 | — | Feb 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 06-10 | 958 | $1,428,000 | $1,491 | — | Feb 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 01-05 | 915 | $1,428,888 | $1,562 | — | Feb 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 4 | 01-05 | 1,109 | $1,680,000 | $1,515 | — | Feb 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 2 | 06-10 | 732 | $1,135,000 | $1,551 | — | Jan 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 06-10 | 958 | $1,560,000 | $1,628 | — | Jan 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 06-10 | 883 | $1,370,000 | $1,552 | — | Jan 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 01-05 | 883 | $1,366,888 | $1,549 | — | Jan 2026 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 06-10 | 936 | $1,435,000 | $1,532 | — | Dec 2025 | Resale |
| THE BROWNSTONE | 27 | OCR | 4 | 01-05 | 1,109 | $1,635,000 | $1,475 | — | Nov 2025 | Resale |
| THE BROWNSTONE | 27 | OCR | 3 | 01-05 | 936 | $1,360,000 | $1,452 | — | Nov 2025 | Resale |
| THE BROWNSTONE | 27 | OCR | 4 | 01-05 | 1,066 | $1,530,000 | $1,436 | — | Nov 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.