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 CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,615 | $2,600,000 | $1,610 | $1,610 | Mar 2026 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 926 | $1,830,000 | $1,977 | $1,977 | Nov 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,292 | $2,320,088 | $1,796 | $1,796 | Oct 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 1,206 | $1,940,000 | $1,609 | $1,609 | Aug 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 4 | 01-05 | 1,668 | $2,600,000 | $1,558 | $1,558 | Aug 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,658 | $2,480,000 | $1,496 | $1,496 | Jun 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 743 | $1,468,000 | $1,977 | $1,977 | May 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 4* | 01-05 | 1,281 | $2,258,000 | $1,763 | $1,763 | Jan 2025 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 4 | 01-05 | 1,668 | $2,513,000 | $1,506 | $1,506 | Nov 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,001 | $1,900,000 | $1,898 | $1,898 | Oct 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 786 | $1,388,000 | $1,766 | $1,766 | Sep 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,292 | $1,700,000 | $1,316 | $1,316 | Sep 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 743 | $1,495,888 | $2,014 | $2,014 | Jun 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 441 | $848,000 | $1,922 | $1,922 | Jun 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 4 | 01-05 | 1,711 | $2,488,000 | $1,454 | $1,454 | May 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,604 | $2,458,000 | $1,533 | $1,533 | Apr 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 721 | $1,320,000 | $1,830 | $1,830 | Apr 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 463 | $870,000 | $1,880 | $1,880 | Apr 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 3 | 01-05 | 1,615 | $2,488,888 | $1,542 | $1,542 | Apr 2024 | Resale |
| THE CREEK @ BUKIT | 21 | RCR | 2 | 01-05 | 850 | $1,680,000 | $1,976 | $1,976 | Apr 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.