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 PLAZA | 7 | CCR | 2* | 21-25 | 829 | $975,000 | $1,176 | $1,790 | Apr 2026 | Resale |
| THE PLAZA | 7 | CCR | 2* | 26-30 | 732 | $890,000 | $1,216 | $1,851 | Dec 2025 | Resale |
| THE PLAZA | 7 | CCR | 2* | 26-30 | 678 | $820,000 | $1,209 | $1,840 | Oct 2025 | Resale |
| THE PLAZA | 7 | CCR | 4* | 26-30 | 1,302 | $1,600,000 | $1,228 | $1,869 | Sep 2025 | Resale |
| THE PLAZA | 7 | CCR | 2* | 26-30 | 807 | $980,000 | $1,214 | $1,848 | Jun 2025 | Resale |
| THE PLAZA | 7 | CCR | 2* | 21-25 | 732 | $888,000 | $1,213 | $1,846 | Feb 2025 | Resale |
| THE PLAZA | 7 | CCR | 2* | 21-25 | 807 | $951,368 | $1,178 | $1,793 | Jan 2025 | Resale |
| THE PLAZA | 7 | CCR | 3* | 21-25 | 990 | $1,250,000 | $1,262 | $1,921 | Dec 2024 | Resale |
| THE PLAZA | 7 | CCR | 2* | 26-30 | 840 | $1,138,000 | $1,355 | $2,062 | Aug 2024 | Resale |
| THE PLAZA | 7 | CCR | 1* | 26-30 | 549 | $780,000 | $1,421 | $2,163 | Jul 2024 | Resale |
| THE PLAZA | 7 | CCR | 1* | 26-30 | 549 | $820,000 | $1,494 | $2,274 | Jun 2024 | Resale |
| THE PLAZA | 7 | CCR | 2* | 21-25 | 807 | $1,020,000 | $1,263 | $1,922 | Apr 2024 | Resale |
| THE PLAZA | 7 | CCR | 1* | 21-25 | 592 | $750,000 | $1,267 | $1,928 | Mar 2024 | Resale |
| THE PLAZA | 7 | CCR | 2* | 26-30 | 840 | $1,120,000 | $1,334 | $2,030 | Jan 2024 | Resale |
| THE PLAZA | 7 | CCR | 2* | 26-30 | 807 | $960,000 | $1,189 | $1,810 | Dec 2023 | Resale |
| THE PLAZA | 7 | CCR | 2* | 21-25 | 840 | $1,190,000 | $1,417 | $2,157 | Nov 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.