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 RESIDENCES | 11 | CCR | 4 | 16-20 | 1,981 | $4,380,000 | $2,211 | $2,211 | Aug 2025 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 4 | 06-10 | 1,841 | $4,200,000 | $2,282 | $2,282 | Jul 2025 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 3 | 21-25 | 1,410 | $3,275,000 | $2,323 | $2,323 | Jan 2025 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 4 | 26-30 | 2,088 | $4,100,000 | $1,963 | $1,963 | Dec 2024 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 3 | 06-10 | 1,367 | $3,000,000 | $2,195 | $2,195 | Oct 2024 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 4 | 21-25 | 2,088 | $4,300,000 | $2,059 | $2,059 | Feb 2024 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 4 | 16-20 | 1,981 | $4,200,000 | $2,121 | $2,121 | Feb 2024 | Resale |
| THE LINCOLN RESIDENCES | 11 | CCR | 4 | 11-15 | 1,841 | $4,100,000 | $2,228 | $2,228 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.