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 PEAK @ CAIRNHILL I | 9 | CCR | 1* | 06-10 | 592 | $1,260,000 | $2,128 | $2,128 | Nov 2025 | Resale |
| THE PEAK @ CAIRNHILL I | 9 | CCR | 2* | 11-15 | 689 | $1,350,000 | $1,960 | $1,960 | May 2025 | Resale |
| THE PEAK @ CAIRNHILL I | 9 | CCR | 2* | 06-10 | 689 | $1,320,000 | $1,916 | $1,916 | Nov 2024 | Resale |
| THE PEAK @ CAIRNHILL I | 9 | CCR | 1* | 01-05 | 592 | $1,200,000 | $2,027 | $2,027 | Nov 2024 | Resale |
| THE PEAK @ CAIRNHILL I | 9 | CCR | 1* | 06-10 | 527 | $1,060,000 | $2,010 | $2,010 | Sep 2024 | Resale |
| THE PEAK @ CAIRNHILL I | 9 | CCR | 1* | 11-15 | 527 | $1,150,000 | $2,180 | $2,180 | Jun 2024 | Resale |
| THE PEAK @ CAIRNHILL I | 9 | CCR | 1* | 06-10 | 527 | $1,080,000 | $2,048 | $2,048 | May 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.