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 COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 16-20 | 431 | $1,238,000 | $2,875 | $3,026 | Mar 2026 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 16-20 | 452 | $1,289,000 | $2,851 | $2,979 | Mar 2026 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 06-10 | 452 | $1,247,000 | $2,758 | $2,882 | Mar 2026 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 2 | 16-20 | 764 | $2,290,000 | $2,996 | $3,131 | Feb 2026 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 01-05 | 484 | $1,363,000 | $2,814 | $2,940 | Jan 2026 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 2 | 06-10 | 764 | $2,158,000 | $2,824 | $2,951 | Dec 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 2 | 06-10 | 764 | $2,114,000 | $2,766 | $2,890 | Dec 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 3 | 06-10 | 1,023 | $2,892,000 | $2,828 | $2,955 | Nov 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 06-10 | 452 | $1,235,000 | $2,732 | $2,855 | Nov 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 01-05 | 484 | $1,363,000 | $2,814 | $2,940 | Oct 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 11-15 | 452 | $1,269,000 | $2,807 | $2,933 | Oct 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 01-05 | 452 | $1,227,000 | $2,714 | $2,836 | Oct 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 16-20 | 452 | $1,288,000 | $2,849 | $2,977 | Sep 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 01-05 | 452 | $1,227,000 | $2,714 | $2,836 | Sep 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 16-20 | 452 | $1,278,000 | $2,827 | $2,954 | Aug 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 11-15 | 452 | $1,268,000 | $2,805 | $2,931 | Aug 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 11-15 | 452 | $1,251,000 | $2,767 | $2,891 | Aug 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 2 | 16-20 | 667 | $1,885,000 | $2,825 | $2,952 | Jul 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 2 | 06-10 | 646 | $1,809,000 | $2,801 | $2,927 | May 2025 | New Sale |
| THE COLLECTIVE AT ONE SOPHIA | 9 | CCR | 1 | 16-20 | 452 | $1,283,000 | $2,838 | $2,966 | May 2025 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.