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 MAYLEA | 5 | RCR | 2 | 01-05 | 1,152 | $1,850,000 | $1,606 | $1,606 | Feb 2026 | Resale |
| THE MAYLEA | 5 | RCR | 2 | 01-05 | 969 | $1,635,000 | $1,688 | $1,688 | Nov 2025 | Resale |
| THE MAYLEA | 5 | RCR | 3 | 01-05 | 1,658 | $2,630,000 | $1,587 | $1,587 | Aug 2025 | Resale |
| THE MAYLEA | 5 | RCR | 2 | 01-05 | 969 | $1,630,000 | $1,683 | $1,683 | Jul 2025 | Resale |
| THE MAYLEA | 5 | RCR | 1 | 01-05 | 495 | $860,000 | $1,737 | $1,737 | Apr 2025 | Resale |
| THE MAYLEA | 5 | RCR | 2 | 01-05 | 1,152 | $1,890,000 | $1,641 | $1,641 | Mar 2025 | Resale |
| THE MAYLEA | 5 | RCR | 2 | 01-05 | 1,227 | $2,000,000 | $1,630 | $1,630 | Feb 2025 | Resale |
| THE MAYLEA | 5 | RCR | 1 | 01-05 | 495 | $850,000 | $1,717 | $1,717 | Sep 2024 | Resale |
| THE MAYLEA | 5 | RCR | 3 | 01-05 | 1,744 | $2,506,000 | $1,437 | $1,437 | Jun 2024 | Resale |
| THE MAYLEA | 5 | RCR | 2 | 01-05 | 1,206 | $2,060,000 | $1,709 | $1,709 | May 2024 | Resale |
| THE MAYLEA | 5 | RCR | 3 | 01-05 | 1,259 | $2,000,000 | $1,588 | $1,588 | May 2024 | Resale |
| THE MAYLEA | 5 | RCR | 3 | 01-05 | 1,744 | $2,600,000 | $1,491 | $1,491 | May 2024 | Resale |
| THE MAYLEA | 5 | RCR | 2 | 01-05 | 1,227 | $2,020,000 | $1,646 | $1,646 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.