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).
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Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $3,200,000 | $2,359 | — | Apr 2026 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 2,605 | $4,200,000 | $1,612 | — | Dec 2025 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,582 | $3,528,888 | $2,230 | — | Sep 2025 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,582 | $3,358,888 | $2,123 | — | Aug 2025 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 969 | $2,250,000 | $2,323 | — | Jun 2025 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,518 | $3,250,000 | $2,141 | — | Apr 2025 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 969 | $2,250,000 | $2,323 | — | Mar 2025 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $2,950,000 | $2,175 | — | Nov 2024 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 4 | 01-05 | 1,636 | $3,600,000 | $2,200 | — | Oct 2024 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,302 | $2,450,000 | $1,881 | — | Sep 2024 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 969 | $2,250,000 | $2,323 | — | Jul 2024 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,582 | $3,288,888 | $2,079 | — | May 2024 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $2,950,000 | $2,175 | — | Mar 2024 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $2,850,000 | $2,101 | — | Dec 2023 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 3 | 01-05 | 1,356 | $2,868,000 | $2,115 | — | Oct 2023 | Resale |
| THE SIXTH AVENUE RESIDENCES | 10 | CCR | 2 | 01-05 | 969 | $2,250,000 | $2,323 | — | Jul 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.