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 SHELFORD | 11 | CCR | 3 | 01-05 | 1,851 | $4,730,000 | $2,555 | $2,555 | Jan 2026 | Resale |
| THE SHELFORD | 11 | CCR | 2 | 01-05 | 1,076 | $2,680,000 | $2,490 | $2,490 | Jan 2026 | Resale |
| THE SHELFORD | 11 | CCR | 4 | 01-05 | 2,411 | $5,280,000 | $2,190 | $2,190 | Jan 2026 | Resale |
| THE SHELFORD | 11 | CCR | 3 | 01-05 | 1,442 | $3,700,000 | $2,565 | $2,565 | Oct 2025 | Resale |
| THE SHELFORD | 11 | CCR | 4 | 01-05 | 2,174 | $4,938,000 | $2,271 | $2,271 | Sep 2025 | Resale |
| THE SHELFORD | 11 | CCR | 3 | 01-05 | 1,184 | $3,080,000 | $2,601 | $2,601 | Oct 2024 | Resale |
| THE SHELFORD | 11 | CCR | 3 | 01-05 | 1,604 | $3,490,000 | $2,176 | $2,176 | Aug 2024 | Resale |
| THE SHELFORD | 11 | CCR | 2 | 01-05 | 775 | $1,590,000 | $2,052 | $2,052 | Jul 2024 | Resale |
| THE SHELFORD | 11 | CCR | 2 | 01-05 | 775 | $1,430,000 | $1,845 | $1,845 | Jun 2024 | Resale |
| THE SHELFORD | 11 | CCR | 3 | 01-05 | 1,485 | $3,500,000 | $2,356 | $2,356 | Mar 2024 | Resale |
| THE SHELFORD | 11 | CCR | 3 | 01-05 | 1,399 | $3,480,000 | $2,487 | $2,487 | Nov 2023 | Resale |
| THE SHELFORD | 11 | CCR | 4 | 01-05 | 2,411 | $5,100,000 | $2,115 | $2,115 | Sep 2023 | Resale |
| THE SHELFORD | 11 | CCR | 3 | 01-05 | 1,399 | $3,380,000 | $2,415 | $2,415 | Aug 2023 | Resale |
| THE SHELFORD | 11 | CCR | 2 | 01-05 | 1,227 | $2,638,050 | $2,150 | $2,150 | Jun 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.