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 PROMENADE@PELIKAT | 19 | OCR | 3* | 01-05 | 969 | $1,188,000 | $1,226 | $1,226 | Jun 2025 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 3* | 01-05 | 926 | $1,100,000 | $1,188 | $1,188 | Apr 2025 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 517 | $791,688 | $1,532 | $1,532 | Mar 2025 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 484 | $768,000 | $1,586 | $1,586 | Nov 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 452 | $710,000 | $1,571 | $1,571 | Nov 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 484 | $750,000 | $1,548 | $1,548 | Jul 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 452 | $690,000 | $1,526 | $1,526 | Mar 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 484 | $720,000 | $1,486 | $1,486 | Feb 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 3* | 01-05 | 926 | $1,080,000 | $1,167 | $1,167 | Jan 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 2* | 01-05 | 807 | $1,088,000 | $1,348 | $1,348 | Jan 2024 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 484 | $700,000 | $1,445 | $1,445 | Nov 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 452 | $700,000 | $1,548 | $1,548 | Nov 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 3* | 01-05 | 926 | $1,150,000 | $1,242 | $1,242 | Oct 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 2* | 01-05 | 807 | $1,118,000 | $1,385 | $1,385 | Oct 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 3* | 01-05 | 1,023 | $1,300,000 | $1,271 | $1,271 | Aug 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 3* | 01-05 | 936 | $1,115,000 | $1,191 | $1,191 | Jul 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 452 | $668,000 | $1,478 | $1,478 | Jul 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 452 | $672,800 | $1,488 | $1,488 | Jul 2023 | Resale |
| THE PROMENADE@PELIKAT | 19 | OCR | 1* | 01-05 | 452 | $690,000 | $1,526 | $1,526 | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.