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 | 678 | $1,634,000 | $2,410 | $2,513 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,652,000 | $2,436 | $2,540 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 06-10 | 936 | $2,281,000 | $2,436 | $2,540 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 06-10 | 936 | $2,259,000 | $2,412 | $2,515 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 06-10 | 936 | $2,400,000 | $2,563 | $2,673 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 872 | $2,047,000 | $2,348 | $2,448 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 1,259 | $2,898,000 | $2,301 | $2,399 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,541,000 | $2,272 | $2,369 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,531,000 | $2,258 | $2,355 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 06-10 | 936 | $2,336,000 | $2,495 | $2,602 | May 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 775 | $1,811,000 | $2,337 | $2,437 | May 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 | 06-10 | 775 | $1,865,000 | $2,406 | $2,509 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 3 | 01-05 | 872 | $2,015,000 | $2,311 | $2,410 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,546,000 | $2,280 | $2,377 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 06-10 | 678 | $1,603,000 | $2,364 | $2,465 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,556,000 | $2,295 | $2,393 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,571,000 | $2,317 | $2,416 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,561,000 | $2,302 | $2,400 | Apr 2026 | New Sale |
| THE SEN | 21 | RCR | 2 | 01-05 | 678 | $1,642,000 | $2,421 | $2,525 | Apr 2026 | New Sale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.