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).
Could not load schools, MRT, and supply data right now.
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE RESERVE RESIDENCES | 21 | RCR | 5* | 31-35 | 2,530 | $6,736,440 | $2,663 | — | Mar 2026 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 5* | 31-35 | 2,530 | $6,717,720 | $2,656 | — | Dec 2025 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 5 | 01-05 | 2,250 | $5,280,000 | $2,347 | — | Jul 2025 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 06-10 | 1,894 | $4,954,021 | $2,615 | — | Mar 2025 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 06-10 | 1,894 | $5,019,000 | $2,649 | — | Feb 2025 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 11-15 | 1,894 | $5,077,160 | $2,680 | — | Feb 2025 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 26-30 | 1,625 | $4,270,000 | $2,627 | — | Jan 2025 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 26-30 | 1,625 | $4,235,000 | $2,606 | — | Nov 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 01-05 | 1,991 | $4,834,779 | $2,428 | — | Nov 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 21-25 | 1,625 | $4,159,900 | $2,559 | — | Nov 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 5 | 31-35 | 2,519 | $7,823,020 | $3,106 | — | Nov 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 3 | 06-10 | 1,335 | $3,403,100 | $2,550 | — | Oct 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 16-20 | 1,561 | $4,133,640 | $2,648 | — | Sep 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 3 | 06-10 | 1,378 | $3,472,000 | $2,520 | — | Sep 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 3 | 06-10 | 1,335 | $3,376,724 | $2,530 | — | Aug 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 26-30 | 1,625 | $4,223,900 | $2,599 | — | Aug 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 3 | 06-10 | 1,378 | $3,435,270 | $2,493 | — | Aug 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 3 | 06-10 | 1,335 | $3,284,393 | $2,461 | — | Aug 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 21-25 | 1,625 | $4,200,000 | $2,584 | — | Aug 2024 | New Sale |
| THE RESERVE RESIDENCES | 21 | RCR | 4 | 21-25 | 1,625 | $4,170,667 | $2,566 | — | Aug 2024 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.