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 REGENCY AT TIONG BAHRU | 3 | RCR | 2 | 01-05 | 958 | $2,300,800 | $2,402 | $2,402 | Aug 2025 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 2 | 01-05 | 958 | $2,220,000 | $2,317 | $2,317 | Apr 2025 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 2 | 16-20 | 926 | $2,120,000 | $2,290 | $2,290 | Jan 2025 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 2 | 06-10 | 958 | $2,268,000 | $2,367 | $2,367 | May 2024 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 2 | 11-15 | 958 | $2,280,000 | $2,380 | $2,380 | May 2024 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 3 | 16-20 | 1,270 | $3,000,000 | $2,362 | $2,362 | Dec 2023 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 3 | 21-25 | 1,281 | $3,088,000 | $2,411 | $2,411 | Sep 2023 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 4 | 16-20 | 1,636 | $3,610,000 | $2,206 | $2,206 | Jul 2023 | Resale |
| THE REGENCY AT TIONG BAHRU | 3 | RCR | 2 | 11-15 | 958 | $2,180,000 | $2,276 | $2,276 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.