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 CORNWALL | 10 | CCR | 5* | 01-05 | 1,658 | $3,250,000 | $1,961 | — | Feb 2026 | Resale |
| THE CORNWALL | 10 | CCR | 2* | 01-05 | 657 | $1,300,000 | $1,980 | — | Feb 2026 | Resale |
| THE CORNWALL | 10 | CCR | 4* | 01-05 | 1,464 | $3,480,000 | $2,377 | — | Dec 2025 | Resale |
| THE CORNWALL | 10 | CCR | 2* | 01-05 | 657 | $1,400,000 | $2,132 | — | Dec 2025 | Resale |
| THE CORNWALL | 10 | CCR | 4* | 01-05 | 1,485 | $3,538,000 | $2,382 | — | Nov 2025 | Resale |
| THE CORNWALL | 10 | CCR | 3* | 01-05 | 1,044 | $2,250,000 | $2,155 | — | Oct 2025 | Resale |
| THE CORNWALL | 10 | CCR | 3* | 01-05 | 1,044 | $2,300,000 | $2,203 | — | Jul 2025 | Resale |
| THE CORNWALL | 10 | CCR | 2* | 01-05 | 614 | $1,450,000 | $2,363 | — | Jun 2025 | Resale |
| THE CORNWALL | 10 | CCR | 2* | 01-05 | 764 | $1,420,000 | $1,858 | — | Dec 2024 | Resale |
| THE CORNWALL | 10 | CCR | 5* | 01-05 | 2,551 | $4,480,000 | $1,756 | — | Oct 2024 | Resale |
| THE CORNWALL | 10 | CCR | 5* | 01-05 | 1,701 | $2,650,000 | $1,558 | — | Nov 2023 | Resale |
| THE CORNWALL | 10 | CCR | 5* | 01-05 | 1,701 | $2,480,000 | $1,458 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.