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 REGALIA | 9 | CCR | 3 | 01-05 | 1,216 | $2,680,000 | $2,203 | $2,203 | Aug 2025 | Resale |
| THE REGALIA | 9 | CCR | 3 | 06-10 | 1,270 | $2,970,000 | $2,338 | $2,338 | Apr 2025 | Resale |
| THE REGALIA | 9 | CCR | 3 | 06-10 | 1,216 | $3,050,000 | $2,508 | $2,508 | Mar 2025 | Resale |
| THE REGALIA | 9 | CCR | 5* | 21-25 | 2,648 | $5,650,000 | $2,134 | $2,134 | Mar 2025 | Resale |
| THE REGALIA | 9 | CCR | 3 | 11-15 | 1,216 | $2,880,000 | $2,368 | $2,368 | Dec 2024 | Resale |
| THE REGALIA | 9 | CCR | 3 | 01-05 | 1,216 | $2,700,000 | $2,220 | $2,220 | May 2024 | Resale |
| THE REGALIA | 9 | CCR | 3 | 16-20 | 1,216 | $2,525,000 | $2,076 | $2,076 | Feb 2024 | Resale |
| THE REGALIA | 9 | CCR | 4 | 21-25 | 2,573 | $5,760,000 | $2,239 | $2,239 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.