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 NEXUS | 21 | RCR | 3 | 01-05 | 1,345 | $3,250,000 | $2,415 | $2,415 | Apr 2026 | Resale |
| THE NEXUS | 21 | RCR | 2 | 01-05 | 1,066 | $2,400,000 | $2,252 | $2,252 | Apr 2026 | Resale |
| THE NEXUS | 21 | RCR | 2 | 01-05 | 1,023 | $2,350,000 | $2,298 | $2,298 | Mar 2026 | Resale |
| THE NEXUS | 21 | RCR | 3 | 06-10 | 1,345 | $3,310,000 | $2,460 | $2,460 | Feb 2026 | Resale |
| THE NEXUS | 21 | RCR | 2 | 01-05 | 1,055 | $2,350,000 | $2,228 | $2,228 | Jan 2026 | Resale |
| THE NEXUS | 21 | RCR | 3 | 06-10 | 1,345 | $3,250,000 | $2,415 | $2,415 | Sep 2025 | Resale |
| THE NEXUS | 21 | RCR | 4 | 06-10 | 1,485 | $3,588,000 | $2,415 | $2,415 | Sep 2025 | Resale |
| THE NEXUS | 21 | RCR | 1 | 01-05 | 592 | $1,230,000 | $2,078 | $2,078 | Jul 2025 | Resale |
| THE NEXUS | 21 | RCR | 2 | 06-10 | 1,066 | $2,550,000 | $2,393 | $2,393 | May 2025 | Resale |
| THE NEXUS | 21 | RCR | 3 | 06-10 | 1,345 | $3,250,000 | $2,415 | $2,415 | Apr 2025 | Resale |
| THE NEXUS | 21 | RCR | 2 | 06-10 | 947 | $2,220,000 | $2,344 | $2,344 | Jan 2025 | Resale |
| THE NEXUS | 21 | RCR | 3 | 01-05 | 1,206 | $2,690,000 | $2,231 | $2,231 | Dec 2024 | Resale |
| THE NEXUS | 21 | RCR | 4 | 01-05 | 1,485 | $3,260,000 | $2,195 | $2,195 | Nov 2024 | Resale |
| THE NEXUS | 21 | RCR | 3 | 06-10 | 1,345 | $3,183,000 | $2,366 | $2,366 | Sep 2024 | Resale |
| THE NEXUS | 21 | RCR | 2 | 06-10 | 1,066 | $2,510,000 | $2,355 | $2,355 | Jul 2024 | Resale |
| THE NEXUS | 21 | RCR | 2 | 06-10 | 947 | $2,000,000 | $2,111 | $2,111 | Jul 2024 | Resale |
| THE NEXUS | 21 | RCR | 2* | 01-05 | 614 | $1,190,000 | $1,940 | $1,940 | Jul 2024 | Resale |
| THE NEXUS | 21 | RCR | 2 | 01-05 | 947 | $2,220,000 | $2,344 | $2,344 | May 2024 | Resale |
| THE NEXUS | 21 | RCR | 3 | 01-05 | 1,195 | $2,620,000 | $2,193 | $2,193 | Mar 2024 | Resale |
| THE NEXUS | 21 | RCR | 3 | 06-10 | 1,335 | $2,874,000 | $2,153 | $2,153 | Feb 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.