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 RED HOUSE | 15 | RCR | 1 | 01-05 | 958 | $1,410,000 | $1,472 | $1,668 | Jan 2026 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 764 | $1,100,000 | $1,439 | $1,631 | Aug 2025 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 474 | $785,000 | $1,657 | $1,878 | Jun 2025 | Resale |
| THE RED HOUSE | 15 | RCR | 2 | 01-05 | 753 | $1,250,000 | $1,659 | $1,880 | Feb 2025 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 710 | $972,000 | $1,368 | $1,550 | Feb 2025 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 872 | $1,300,000 | $1,491 | $1,689 | Feb 2025 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 915 | $1,350,000 | $1,476 | $1,672 | Dec 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 3 | 01-05 | 1,173 | $1,730,000 | $1,475 | $1,671 | Nov 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 732 | $999,000 | $1,365 | $1,547 | Nov 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 2* | 01-05 | 646 | $846,000 | $1,310 | $1,484 | Nov 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 1 | 01-05 | 764 | $1,035,000 | $1,354 | $1,534 | Nov 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 2 | 01-05 | 753 | $1,250,000 | $1,659 | $1,880 | Oct 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 2 | 01-05 | 721 | $1,200,000 | $1,664 | $1,885 | Apr 2024 | Resale |
| THE RED HOUSE | 15 | RCR | 2 | 01-05 | 753 | $1,180,000 | $1,566 | $1,774 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.