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 LINCOLN MODERN | 11 | CCR | 3 | 11-15 | 1,378 | $2,810,000 | $2,040 | $2,040 | Feb 2026 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3 | 21-25 | 1,410 | $2,980,000 | $2,113 | $2,113 | Jul 2025 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3 | 06-10 | 1,378 | $2,800,000 | $2,032 | $2,032 | Nov 2024 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3 | 06-10 | 1,410 | $2,600,000 | $1,844 | $1,844 | Oct 2024 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3* | 21-25 | 1,109 | $2,220,000 | $2,002 | $2,002 | Oct 2024 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3* | 06-10 | 1,109 | $2,108,000 | $1,901 | $1,901 | Jun 2024 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3 | 21-25 | 1,410 | $2,750,000 | $1,950 | $1,950 | Nov 2023 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3* | 06-10 | 1,109 | $1,980,000 | $1,786 | $1,786 | Oct 2023 | Resale |
| THE LINCOLN MODERN | 11 | CCR | 3 | 11-15 | 1,378 | $2,750,000 | $1,996 | $1,996 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.