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 CAPE | 15 | RCR | 1 | 06-10 | 581 | $1,190,000 | $2,047 | $2,047 | May 2025 | Resale |
| THE CAPE | 15 | RCR | 1 | 06-10 | 614 | $1,238,000 | $2,018 | $2,018 | Apr 2025 | Resale |
| THE CAPE | 15 | RCR | 1 | 06-10 | 581 | $1,210,000 | $2,082 | $2,082 | Apr 2025 | Resale |
| THE CAPE | 15 | RCR | 2 | 11-15 | 969 | $2,100,000 | $2,168 | $2,168 | Mar 2025 | Resale |
| THE CAPE | 15 | RCR | 1 | 06-10 | 592 | $1,250,000 | $2,111 | $2,111 | Feb 2025 | Resale |
| THE CAPE | 15 | RCR | 3 | 11-15 | 1,313 | $3,000,000 | $2,285 | $2,285 | Jan 2025 | Resale |
| THE CAPE | 15 | RCR | 3 | 11-15 | 1,152 | $2,440,000 | $2,119 | $2,119 | Nov 2024 | Resale |
| THE CAPE | 15 | RCR | 3 | 11-15 | 1,184 | $2,488,888 | $2,102 | $2,102 | Jun 2024 | Resale |
| THE CAPE | 15 | RCR | 2 | 06-10 | 850 | $1,850,000 | $2,176 | $2,176 | Jan 2024 | Resale |
| THE CAPE | 15 | RCR | 1 | 01-05 | 646 | $1,240,000 | $1,920 | $1,920 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.