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 MARQUE @ IRRAWADDY | 12 | RCR | 3* | 11-15 | 1,033 | $1,690,000 | $1,635 | $1,635 | Sep 2025 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 3 | 16-20 | 1,701 | $2,650,000 | $1,558 | $1,558 | Apr 2025 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 2* | 06-10 | 861 | $1,500,000 | $1,742 | $1,742 | Nov 2024 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 3* | 11-15 | 1,087 | $1,790,000 | $1,647 | $1,647 | Sep 2024 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 3* | 11-15 | 1,109 | $1,988,000 | $1,793 | $1,793 | Aug 2024 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 2* | 06-10 | 872 | $1,488,888 | $1,708 | $1,708 | Mar 2024 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 3* | 11-15 | 1,087 | $1,790,000 | $1,647 | $1,647 | Oct 2023 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 2* | 11-15 | 840 | $1,457,000 | $1,735 | $1,735 | Oct 2023 | Resale |
| THE MARQUE @ IRRAWADDY | 12 | RCR | 3* | 06-10 | 1,033 | $1,670,000 | $1,616 | $1,616 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.