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 STERLING | 21 | RCR | 3 | 01-05 | 1,539 | $3,570,000 | $2,319 | $2,319 | Mar 2026 | Resale |
| THE STERLING | 21 | RCR | 4 | 06-10 | 1,948 | $4,450,000 | $2,284 | $2,284 | Dec 2025 | Resale |
| THE STERLING | 21 | RCR | 1 | 01-05 | 753 | $1,690,000 | $2,243 | $2,243 | Sep 2025 | Resale |
| THE STERLING | 21 | RCR | 3 | 06-10 | 1,518 | $3,348,000 | $2,206 | $2,206 | May 2025 | Resale |
| THE STERLING | 21 | RCR | 3 | 06-10 | 1,249 | $2,980,000 | $2,387 | $2,387 | May 2025 | Resale |
| THE STERLING | 21 | RCR | 3 | 01-05 | 1,528 | $3,450,000 | $2,257 | $2,257 | Apr 2025 | Resale |
| THE STERLING | 21 | RCR | 3 | 01-05 | 1,464 | $3,294,000 | $2,250 | $2,250 | Sep 2024 | Resale |
| THE STERLING | 21 | RCR | 4 | 06-10 | 1,970 | $4,500,000 | $2,285 | $2,285 | May 2024 | Resale |
| THE STERLING | 21 | RCR | 3 | 01-05 | 1,324 | $2,760,000 | $2,085 | $2,085 | Apr 2024 | Resale |
| THE STERLING | 21 | RCR | 3 | 06-10 | 1,313 | $2,880,000 | $2,193 | $2,193 | Mar 2024 | Resale |
| THE STERLING | 21 | RCR | 3 | 01-05 | 1,701 | $2,820,000 | $1,658 | $1,658 | Feb 2024 | Resale |
| THE STERLING | 21 | RCR | 3 | 01-05 | 1,518 | $3,160,000 | $2,082 | $2,082 | Dec 2023 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.