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 DRAYCOTT | 10 | CCR | 4* | 01-05 | 1,313 | $3,418,000 | $2,603 | — | May 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 01-05 | 2,626 | $5,670,000 | $2,159 | — | Apr 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 4* | 01-05 | 1,313 | $3,000,000 | $2,285 | — | Apr 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 06-10 | 2,637 | $6,145,000 | $2,330 | — | Mar 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 21-25 | 2,637 | $6,593,000 | $2,500 | — | Mar 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 11-15 | 2,637 | $5,600,000 | $2,124 | — | Feb 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 01-05 | 1,604 | $3,400,000 | $2,120 | — | Feb 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 06-10 | 2,637 | $5,818,000 | $2,206 | — | Jan 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 01-05 | 2,637 | $5,806,674 | $2,202 | — | Jan 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 06-10 | 2,637 | $5,950,000 | $2,256 | — | Jan 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 06-10 | 2,637 | $5,400,000 | $2,048 | — | Jan 2026 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 01-05 | 1,604 | $3,400,000 | $2,120 | — | Dec 2025 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 16-20 | 2,637 | $6,420,000 | $2,434 | — | Mar 2025 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 11-15 | 2,637 | $6,250,000 | $2,370 | — | Mar 2025 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 26-30 | 2,637 | $5,400,000 | $2,048 | — | Feb 2025 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 16-20 | 2,637 | $6,350,000 | $2,408 | — | Feb 2025 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 16-20 | 2,637 | $6,315,000 | $2,395 | — | Feb 2025 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 06-10 | 2,637 | $6,062,880 | $2,299 | — | Dec 2024 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 01-05 | 2,637 | $5,000,000 | $1,896 | — | Sep 2024 | Resale |
| THE DRAYCOTT | 10 | CCR | 5* | 11-15 | 2,637 | $5,450,000 | $2,067 | — | Aug 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.