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 SOVEREIGN | 15 | RCR | 5* | 06-10 | 2,637 | $6,800,000 | $2,579 | $2,579 | Apr 2026 | Resale |
| THE SOVEREIGN | 15 | RCR | 5* | 16-20 | 2,637 | $6,500,000 | $2,465 | $2,465 | Jul 2025 | Resale |
| THE SOVEREIGN | 15 | RCR | 5* | 01-05 | 2,637 | $6,150,000 | $2,332 | $2,332 | Jul 2025 | Resale |
| THE SOVEREIGN | 15 | RCR | 2 | 21-25 | 3,305 | $8,400,000 | $2,542 | $2,542 | Jul 2025 | Resale |
| THE SOVEREIGN | 15 | RCR | 2 | 01-05 | 3,305 | $7,700,000 | $2,330 | $2,330 | May 2025 | Resale |
| THE SOVEREIGN | 15 | RCR | 2 | 21-25 | 3,305 | $8,600,000 | $2,602 | $2,602 | Oct 2024 | Resale |
| THE SOVEREIGN | 15 | RCR | 5* | 06-10 | 2,637 | $6,200,000 | $2,351 | $2,351 | Sep 2024 | Resale |
| THE SOVEREIGN | 15 | RCR | 2 | 11-15 | 3,305 | $8,600,000 | $2,602 | $2,602 | Jun 2024 | Resale |
| THE SOVEREIGN | 15 | RCR | 5* | 06-10 | 2,637 | $6,500,000 | $2,465 | $2,465 | Nov 2023 | Resale |
| THE SOVEREIGN | 15 | RCR | 5* | 26-30 | 2,637 | $5,800,000 | $2,199 | $2,199 | Oct 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.