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 MONTANA | 10 | CCR | 1 | 06-10 | 560 | $1,110,000 | $1,983 | $1,983 | Jan 2026 | Resale |
| THE MONTANA | 10 | CCR | 1 | 06-10 | 549 | $1,100,000 | $2,004 | $2,004 | Dec 2025 | Resale |
| THE MONTANA | 10 | CCR | 2 | 06-10 | 936 | $2,245,000 | $2,397 | $2,397 | Oct 2025 | Resale |
| THE MONTANA | 10 | CCR | 2 | 01-05 | 947 | $2,000,000 | $2,111 | $2,111 | Oct 2025 | Resale |
| THE MONTANA | 10 | CCR | 1 | 01-05 | 893 | $1,650,000 | $1,847 | $1,847 | Jul 2025 | Resale |
| THE MONTANA | 10 | CCR | 1 | 01-05 | 592 | $1,235,000 | $2,086 | $2,086 | Mar 2025 | Resale |
| THE MONTANA | 10 | CCR | 1 | 01-05 | 635 | $1,018,000 | $1,603 | $1,603 | Dec 2024 | Resale |
| THE MONTANA | 10 | CCR | 1 | 06-10 | 560 | $1,200,000 | $2,144 | $2,144 | Nov 2024 | Resale |
| THE MONTANA | 10 | CCR | 1 | 01-05 | 560 | $1,080,000 | $1,930 | $1,930 | Nov 2024 | Resale |
| THE MONTANA | 10 | CCR | 3 | 11-15 | 1,141 | $2,705,000 | $2,371 | $2,371 | Aug 2024 | Resale |
| THE MONTANA | 10 | CCR | 3 | 06-10 | 1,324 | $3,000,000 | $2,266 | $2,266 | May 2024 | Resale |
| THE MONTANA | 10 | CCR | 3 | 06-10 | 1,141 | $2,725,000 | $2,388 | $2,388 | Aug 2023 | Resale |
| THE MONTANA | 10 | CCR | 1 | 06-10 | 549 | $1,195,000 | $2,177 | $2,177 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.