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 SEN | 21 | RCR | 2 | 06-10 | 775 | $1,865,000 | $2,406 | $2,509 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 1,259 | $2,898,000 | $2,301 | $2,399 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 06-10 | 872 | $2,156,000 | $2,473 | $2,579 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,515,000 | $2,234 | $2,330 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 1,109 | $2,593,000 | $2,339 | $2,439 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 936 | $2,193,000 | $2,342 | $2,442 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 872 | $1,956,000 | $2,243 | $2,339 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,556,000 | $2,295 | $2,393 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 936 | $2,130,000 | $2,275 | $2,372 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,530,000 | $2,256 | $2,352 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 872 | $1,975,000 | $2,265 | $2,362 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,546,000 | $2,280 | $2,377 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,587,000 | $2,340 | $2,440 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 872 | $1,995,000 | $2,288 | $2,386 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 06-10 | 872 | $2,055,000 | $2,357 | $2,458 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 872 | $1,877,000 | $2,153 | $2,245 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 936 | $2,195,000 | $2,344 | $2,444 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 06-10 | 732 | $1,728,000 | $2,361 | $2,462 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,627,000 | $2,399 | $2,502 | Mar 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,541,000 | $2,272 | $2,369 | Mar 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.