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 SERENADE @ HOLLAND | 10 | CCR | 3 | 06-10 | 1,539 | $2,480,000 | $1,611 | $1,927 | Dec 2025 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 4 | 06-10 | 1,905 | $3,218,000 | $1,689 | $2,020 | Aug 2025 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 3 | 11-15 | 1,507 | $2,530,000 | $1,679 | $2,008 | Aug 2025 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 3 | 16-20 | 1,507 | $2,450,000 | $1,626 | $1,945 | Apr 2025 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 3 | 16-20 | 1,507 | $2,700,000 | $1,792 | $2,144 | Feb 2025 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 3 | 11-15 | 1,507 | $2,480,000 | $1,646 | $1,969 | Apr 2024 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 4 | 11-15 | 1,905 | $3,000,000 | $1,575 | $1,884 | Mar 2024 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 4 | 11-15 | 1,905 | $2,750,000 | $1,443 | $1,726 | Mar 2024 | Resale |
| THE SERENADE @ HOLLAND | 10 | CCR | 3 | 11-15 | 1,539 | $2,380,000 | $1,546 | $1,849 | Sep 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.