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 CASCADIA | 21 | RCR | 3 | 01-05 | 1,249 | $2,990,000 | $2,395 | $2,395 | Apr 2026 | Resale |
| THE CASCADIA | 21 | RCR | 1 | 06-10 | 570 | $1,190,000 | $2,086 | $2,086 | Feb 2026 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 01-05 | 883 | $1,980,000 | $2,243 | $2,243 | Feb 2026 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 06-10 | 1,184 | $2,880,000 | $2,432 | $2,432 | Jan 2026 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 06-10 | 883 | $1,970,000 | $2,232 | $2,232 | Jan 2026 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 06-10 | 990 | $2,170,000 | $2,191 | $2,191 | Dec 2025 | Resale |
| THE CASCADIA | 21 | RCR | 1 | 01-05 | 570 | $1,165,000 | $2,042 | $2,042 | Nov 2025 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 06-10 | 1,744 | $2,450,000 | $1,405 | $1,405 | Nov 2025 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 01-05 | 1,184 | $2,850,000 | $2,407 | $2,407 | Nov 2025 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 01-05 | 883 | $1,910,000 | $2,164 | $2,164 | Oct 2025 | Resale |
| THE CASCADIA | 21 | RCR | 4 | 06-10 | 1,496 | $3,528,000 | $2,358 | $2,358 | Oct 2025 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 06-10 | 883 | $1,930,000 | $2,187 | $2,187 | Aug 2025 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 01-05 | 883 | $1,925,000 | $2,181 | $2,181 | Aug 2025 | Resale |
| THE CASCADIA | 21 | RCR | 4 | 01-05 | 1,496 | $3,481,000 | $2,327 | $2,327 | Aug 2025 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 01-05 | 1,184 | $2,905,000 | $2,453 | $2,453 | Aug 2025 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 01-05 | 1,216 | $2,860,000 | $2,351 | $2,351 | Aug 2025 | Resale |
| THE CASCADIA | 21 | RCR | 2 | 01-05 | 947 | $2,000,000 | $2,111 | $2,111 | Jun 2025 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 06-10 | 1,249 | $2,930,000 | $2,347 | $2,347 | Apr 2025 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 01-05 | 1,238 | $2,880,000 | $2,327 | $2,327 | Apr 2025 | Resale |
| THE CASCADIA | 21 | RCR | 3 | 06-10 | 2,519 | $3,400,000 | $1,350 | $1,350 | Jan 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.